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Financing also changes the decision even though it does not change the property’s unlevered yield. Stress the loan payment against a lower rent, vacancy and a major repair occurring in the same year. If that creates a cash call you would dislike, the deal is too tight regardless of the 7.8%...

Fair caveat, kenjid73. I’d model both rather than choose one: a turnover reserve based on a full reletting event, plus a separate capital reserve. Omar’s “one larger repair” may be too vague unless it is tied to likely components and realistic costs. The other question is management scope—does...

The gross arithmetic works: PEN 319,200 annual rent divided by PEN 4,088,000 is roughly 7.8%. I’d focus less on a single overlooked bill and more on turnover. One empty period, preparation between tenants and a leasing charge can arrive together. Calculate yield on the full acquisition cost...

A workable spreadsheet would use listing ID or address, first-seen date, asking-price history, neighbourhood, condition, maintenance charge if stated, disappearance date and whether it later reappears. Build monthly cohorts from first-seen dates rather than taking one snapshot. You still won’t...

Agreed. The cleanest comparison is probably another unit in the same building with similar floor, orientation and delivery status. If none has completed recently, widen the area gradually rather than starting with a broad Lima average.

One caution on condition: “new-build” does not guarantee that every unit is equally ready. Compare what is actually included and what remains to be completed. Otherwise the apparent discount may be consumed by work needed after purchase.

One addition: record new-listing volume for each period. If many properties entered recently, the active sample gets younger without any improvement in sales. If few entered, its average age can rise even while older properties are selling. That may explain a monthly change before price or...

Active listings will naturally overrepresent properties that take longer to move, so I would not treat 41 days as time to buyer. It is closer to “age of what remains available.” Track each listing from first appearance, then separate confirmed sales, disappearances, withdrawals and obvious...

For an opening bid, I’d attach it to specific differences rather than cite 113 days by itself: floor, outlook, fit-out, delivery timing and unresolved rental questions. A short written comparison gives the seller something concrete to respond to and reduces the chance of the offer being...

Yes, but the agent may not disclose motivation directly. Inventory changes can be more revealing: note which comparable units remain available, which vanish, and whether replacements appear at the same price. That will not prove a sale, but it helps distinguish absorption from listing churn.

That distinction matters. I read the opening as saying buyers are discounting ambiguity, rather than claiming one Lima-wide rule affects every property equally. If so, those ambiguous units should probably be removed from the 113-day comparison instead of treated as evidence that all sellers are...

Also, are you planning to finance the purchase? A lower offer with fewer financing uncertainties may be more attractive than a higher but complicated bid, but that depends on what the seller values. Without that detail, “negotiate more” can mean either price or terms.

Which neighbourhoods are you combining, and are the buildings completed or still under construction? At those prices, crossing a neighbourhood boundary or comparing immediate delivery with a later handover could make the average misleading.

A citywide summary would be convenient, but I’m not yet comfortable using one from this sample. For Lima retail property in May 2025, it currently shows 101 days on market, a 7.8% fall in advertised prices and apparent financing sensitivity near PEN 2,756,000. I would first split the figures by...

Start with duplicate fields, not feature counts. Map every place where the address, contact details, inspection notes and document status are retyped. Then time one property from listing import through handoff. An integration is useful if it reduces those repeated entries while preserving the...

Fall-through support should also be defined by actions. Will the agent keep backup interest warm, identify unresolved conditions early, coordinate questions among the parties and restart marketing promptly if needed? None of that guarantees completion, so I would be wary of treating a quoted...

I’m sense-checking a small sample of mixed-use buildings in Lima. Asking prices run from PEN 2,415,000 to PEN 3,622,000, and the typical listing has been visible for 15 days. My working theory is that property condition and deferred maintenance explain much of the difference between listings...

What does “accessible” mean here? Step-free entrance, lift access, internal layout and adapted bathrooms are different things. A single yes/no result could be misleading, while a long checklist creates the posting problem Omar mentioned.

Which district was it in? That missing detail could shift the answer considerably. Without it, I’ll say PEN 790,000. I’m weighting the 215 m² floor area and the four-bedroom layout more heavily than the time on market.

The annual rent is £13,860, so the gross calculation is right. My concern would be costs that sit outside your standard monthly assumptions: tenant turnover, insurance and any building or estate charge attached to the property. One change of tenant can combine a void with cleaning, repairs and...