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Present €202,400 as a supported starting point, not a verdict on the flat. Keep the explanation short: limited completed comparables, time on market, updating costs and your ability to proceed with financing evidence and a flexible date. Ask the agent what matters besides price—speed, certainty...

The €707 gap is worth examining, but matching the highest advertisements immediately is only one option. First check what comparable townhouses actually secure after condition, furnishing and location are accounted for, then put a value on avoiding vacancy, preparation costs and uncertain...