Your home has been listed for over six months and no one calls. It isn't always the area or the state of the market. In our experience, it's almost always the price — but not in the way you'd imagine.
1. Your benchmark is the neighbour who isn't selling
The comparable isn't the neighbour's flat that asked €50,000 too much and has been on Idealista for 14 months. The comparable is the deal signed before a notary. That figure doesn't appear on the portals.
2. Lots of viewings, no offers
If the property generates viewings but no offers, the price is on the radar but above the perceived value. The buyer arrives expecting one thing and finds another.
3. Only agencies call
When most of your contacts are agents prospecting, the listing has stopped working for you.
4. You've made two price cuts
Every public cut is recorded and weakens your negotiating position. It's better to launch well positioned than to correct in full view of everyone.
5. The listing is months old
The market reads age as a hidden flaw. From the third month, the buyer's question is no longer "what's it worth?" but "what's wrong with it?".
An honest valuation at the start is worth more than three cuts later.