Author: Michael Tomadakis, Sales Executive & Auctioneer, Collings Real Estate
Why Realism Wins in Pricing
“Meaningful market advice is always evidence-based,” says Michael Tomadakis. “I would never just tell a vendor what they want to hear to win a listing. My advice starts with recent comparable sales, current buyer activity and the latest market signals.”
Key Pricing Factors
- Location: Pockets near High Street, Westgarth and parks attract significant premiums.
- Presentation: Well-styled, move-in-ready homes generate more competition.
- Market Conditions: Are comparable homes selling above, at, or below asking?
- Buyer Type: Who will be most interested—families, first-home buyers, investors, or downsizers?
The Dangers of Over-Pricing
“If you start too high, you risk missing your most motivated buyers—those who pay a premium for their ideal location or features. I always advise vendors to focus on evidence, not wishful thinking.”
Pricing Your Apartment vs House
- Apartments: Competition is keen, especially for modern buildings like Pace Northcote. Price to attract both first-home buyers and investors.
- Houses: Condition, land and lifestyle drive premiums. Look at recent results on similar land size and street position—every block is different.
Michael’s Three-Step Pricing Method
- Analyse recent comparable sales and local competition.
- Understand buyer types and market trends.
- Advise on realistic presentation and tailored price strategy.
Why Choose Michael’s Approach?
Clients choose Michael Tomadakis for direct, honest and transparent advice—backed by 12 years’ experience and local data. “My goal is always to help you make confident pricing decisions that draw real buyers into competitive situations.”
Meet Michael Tomadakis | Northcote Property Market Insights
For a no-obligation pricing review of your Northcote property, email info@collings.com.au or call 03 9486 2000.
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