Knowing if your property is overpriced is critical to achieving the sale you want. Michael Tomadakis approaches this with a fact-based process that goes beyond gut feeling or wishful thinking. First, he compiles all relevant recent comparable sales, examining both similarities (e.g. style, land size, number of bedrooms, overall presentation) and differences that might affect value. He then layers on market feedback: Are you getting steady inspections? Are serious buyers returning for second looks or just asking price on the phone but never inspecting in person? Michael stresses that repeated lack of genuine interest (not just casual online clicks, but a lack of walk-throughs and qualified inquiries) is often a clearer sign of overpricing than agent opinion alone. An overpriced home can stay on the market so long that it risks becoming ‘stale’, causing even interested buyers to assume something is wrong. If your agent brings you multiple honest buyer comments about price—even if they’re below your expectations—listen closely. One buyer’s opinion is just an opinion; a recurring theme from multiple buyers is market evidence. Michael recommends regular price review meetings every 10–14 days during a campaign. If you have had more than 4–6 open homes but zero credible offers, it may be time to re-examine your pricing and marketing assumptions. Never rely on automated estimates alone—always crosscheck with agent-supplied evidence and your suburb’s actual sale history. For practical, honest Melbourne inner-north selling advice that puts facts before hype, reach out via the Collings platform today.

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