Michael Tomadakis stresses the difference between a ‘standard’ appraisal and a bespoke, evidence-backed pricing and campaign plan for inner-north Melbourne. A real appraisal includes:

– Detailed review of the three to five nearest comparable recent sales, highlighting similarities and outliers.
– Walk-through analysis of your home’s unique selling points, weaknesses and buyer objections.
– Transparent summary of price feedback received on similar properties—what buyers have actually said in recent campaigns.
– Market context for the current season: buyer numbers, trends in auction clearance or private sale speed.
– Step-by-step explanation of the next 30 days’ ideal campaign, including open time strategy, advertising mix, and feedback loops.
– Advice for handling offers and conditions when they arrive—how to weigh up terms, not just the dollar amount.

Michael has seen sellers entrust their expectations to quick, surface-level appraisals which left them unprepared for real market conditions. His comprehensive reports have helped vendors recalibrate and achieve stronger auction or campaign outcomes, even after hard resets.

To see how an evidence-driven, local expert appraisal feels different, [contact Collings](https://www.collings.com.au/portal/) for an in-depth vendor briefing.