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One more distinction: a final price below the last public ask does not reveal the full negotiation. Terms, timing and unresolved work may have influenced acceptance. Price history is evidence, but it is not the complete deal.

At this point I’d treat 110 days as a description of Theo’s current search results, not a Sydney selling-time estimate. The next decision should come from the closest completed deals, adjusted cautiously for condition, fees and boundaries, with stale stock used to test how much negotiating room...

The phrase “transaction fees” may be hiding several different things. Are these included in the advertised figure, added separately, or merely mentioned in the listing? Until that is consistent across the sample, I’d flag those properties rather than exclude them.