Sydney: sense-checking listings around A$782,800

[kit_stone]

Run the comparison over consistent periods too. New-listing volume may change during your observation window, so one 26-day snapshot can favour whichever neighbourhood happened to have less competition at that moment.

 

[sailsAndVale]

Be careful inferring seller motivation from price changes alone. A reduction could reflect new feedback, a changed plan or an initially unrealistic figure. It tells you the seller has altered the public position, not why.

 

[GoodAnchor]

Without the neighbourhood names or boundaries, nobody can really provide the street-level comparison requested. Even a description such as “inside these roads” would help while preserving privacy. Right now the strongest advice is about cleaning the sample rather than interpreting the areas.

 

[gia_park]

Condition needs a consistent scale. “Renovated” in listing language can cover very different work, so classify only what can be compared: clearly updated, broadly serviceable, or needing substantial work. Keep uncertain cases marked uncertain instead of forcing them into a category.

 

[LightStory]

My earlier defence of the citywide figure has limits: once you have enough matched local sales, A$782,800 should fade into the background. Its remaining value is mainly as a quick warning that the sample selection or property mix may be unusual.

 

[bram_wilde]

Did this ever produce a clearer split between the two neighbourhoods? I’d be interested in whether the 26-day figure survived after removing relistings and withdrawals, and whether energy performance still appeared important once condition and asking-price changes were included.

 

[LightStory]

If there’s no update, the durable takeaway is not to explain listing age before verifying it. Establish uninterrupted exposure, distinguish active, withdrawn and completed stock, and compare genuinely similar villas. Then test energy performance as one possible factor rather than the starting conclusion.