Which agent’s pricing strategy makes sense for my Sydney apartment?

[loft.balanced]

I have two agents valuing my Sydney apartment quite differently. The higher proposal is obviously tempting, but comparable listings that launched ambitiously seem to sit for roughly 12 days and then cut their asking price.

Would starting high protect the result, or waste the strongest first-week interest? I’m trying to judge this from recent completed sales rather than an agent’s pitch. Interested in disagreement too, particularly if condition or very local neighbourhood boundaries change the answer.

 

[GoodSignal]

I’d lean toward launching near the range supported by completed sales. A high opening can work if the apartment is genuinely better than those sales, but otherwise buyers may simply filter it out during the initial rush.

Also compare current new-listing volume with the apparent competition. If several similar apartments are arriving, testing high becomes harder because buyers have alternatives.

 

[loft.balanced]

That filtering point is what worries me. One agent’s higher examples seem to stretch the neighbourhood boundary, while the lower appraisal relies on apartments closer by but not in quite the same condition as mine.

How would you treat withdrawn listings? They don’t establish a sale price, but presumably they still say something about where buyers refused to engage.

 

[SashaRidge]

I wouldn’t read too much into 12 days alone. A reduction after that period could reflect a seller becoming more motivated, not proof that every high launch failed. Buyer financing can also delay activity even where interest exists.

I’d ask both agents to separate genuinely comparable completed sales from hopeful listings, then explain each adjustment for condition and location. The stronger case may not be the one with the higher or lower number, but the one requiring fewer generous assumptions.

 

[plantsAndMap]

Put the evidence into three columns: nearby completed sales, active competition, and withdrawn or reduced stock. For each apartment, note condition, exact pocket, original price, any cut timing, and eventual outcome if sold.

Then ask each agent for a launch range and a pre-agreed response if enquiry is weak after the first week. That keeps you from drifting into repeated small cuts while still allowing a higher strategy if the apartment’s condition clearly supports it.