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That is the weakness in my current sheet: it normalises everything to price per square metre without distinguishing how the area is used. I also don’t yet have a clean like-for-like account of parking or outdoor space across all four properties. Would you first remove the poor comparables...

If I value every part of the floor area at the same rate, I could seriously overpay for this Cape Town apartment. It is a two-bedroom unit of about 150 m² in average condition, with an asking price of ZAR 5,460,000. The light and position appeal to me, while the dated interior and possible...

A Cape Town-wide figure is probably too broad for interpretation. Neighbourhood splits would help, but so would a precise property definition: does “duplex” mean the building configuration, a two-level unit, or every listing carrying that description?