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First establish whether €4,966 means cold rent, total rent including operating costs, or simply an agent’s projection. Those are very different inputs. I’d also calculate yield on the full acquisition cost rather than €846,400 alone. A deal that looks comfortable at gross level can become thin...

For mortgage comparisons, use the same purchase assumptions and time horizon each time. Comparing one attractive monthly payment with another lender’s total financing structure can distort the picture. Keep a no-financing version too, so the property and the loan are not judged as one thing.

How large is the sample, and when were the completed prices recorded? April listings compared with deals completed in April may not represent the same market period, because the agreement could have been reached earlier. I’d also want to know whether withdrawn and relisted properties are...

The price reduction only wins for me if the credit is not permitted. Otherwise you are financing a slightly lower purchase while still funding contractors separately.

Seller motivation may decide this. If they want a clean, predictable completion, they might prefer a modest price reduction over coordinating contractors. If they are focused on preserving the headline sale price, repairs may appeal more. You could offer two clearly costed alternatives and let...

Before requesting the whole €11,040, how does the agreed price compare with completed Berlin sales in genuinely similar condition? That missing fact would change my view. The repair total is modest beside €1,118,000, and an inspection finding does not by itself prove the apartment was priced as...