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Melbourne townhouse question for the opening poster: when an advertised range and recent comparable sales point in different directions, how would you test the seller’s actual negotiating limits without simply increasing the offer? Is it reasonable to ask what evidence supports the range and...

I’d separate inspection findings into urgent, near-term and cosmetic. Safety, water entry or something likely to worsen cannot compete with furniture. Worn paint and dated fittings can. If the urgent list consumes a large part of A$24,320, that supports offering less or walking away.

I would not dismiss the 79-day period quite so quickly. Divergent listings can be an early signal if price cuts begin occurring at similar points in the campaign. The catch is withdrawn stock: if stale listings disappear rather than sell, the visible group may look healthier than it is. Record...