How do you know if a property is overpriced?

Find a baseline, not a broad average

Compare the same property type, similar size and the smallest useful geography. A large district hides street, access, noise and stock-quality differences.

Price per square metre is a filter, not a final valuation.

Write every adjustment down

Floor, lift, light, view, parking, energy efficiency, heating, refurbishment quality and building condition. If an adjustment cannot be explained, do not treat it as evidence.

Calculate all-in acquisition cost

Purchase price, taxes, notary and registry costs, professional checks, agency fees where relevant, immediate works and contingency. Confirm transaction-specific amounts professionally.

Set three numbers

Opening offer: leaves room without being artificial. Target: where price and risk align. Walk-away limit: written before negotiation begins.