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I’m less comfortable than Mohammed. NZ$289 is the smooth monthly average; maintenance, vacancies and insurance changes arrive unevenly. Financing sensitivity matters too. If a higher borrowing cost or one extended vacancy turns this from manageable to stressful, the advertised shortfall is...

I would not let the speed decide it. Ask for a written explanation of exactly whom the agent represents, what information cannot be shared, whether the fee changes, and who is expected to advise each party during negotiation. “We can work with both sides” is too vague. Have your own Auckland...

A simple table could settle much of this: original ask, latest ask, first reduction date, occupied or vacant, broad condition category, current status and any completed sale price you can verify. Group it by the same neighbourhood boundary. If vacant homes still show larger reductions within...

I’m also not convinced vacancy is the main cause yet. A vacant property may signal a motivated seller, but poor condition can narrow the buyer pool, and financing constraints can reduce what otherwise interested buyers can offer. Those effects could appear as a vacancy discount unless you...

Before you make a call from the current 118-day snapshot, I would redraw the area boundaries. The trade-off is a smaller sample, but mixing distinct Auckland pockets could easily produce a spread that looks like a vacancy effect. I would also group the properties by layout and condition rather...