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Seller motivation is the missing piece, but it is hard to observe from listings. An empty property with no reductions may belong to a seller prepared to wait. An occupied property with repeated cuts may have the more motivated seller. I would split the sample into renovated/unrenovated, then...

Monthly affordability deserves its own stress test. Could you still manage the payment if the rate at the end of the five years were materially higher? No one can know that future rate, but trying several hypothetical payments avoids building the decision around an optimistic refinance assumption.

I’d resist choosing personal versus company ownership by comparing closing costs alone. A structure that looks cheaper on day one may be less suitable once residency, disposal and inheritance are considered. Give the adviser the expected holding period, intended use and likely exit, then ask for...