Where this price actually sits
Compare an asking price against what comparable properties actually sold for, on a carpet-rate basis, and see how far out it is in rupees.
Your numbers
| Defensible price on this evidenceThe comparable average, adjusted for this property's differences. | — |
| Comparable range | — |
| Comparable 1 rate | — |
| Comparable 2 rate | — |
| Comparable 3 rate | — |
| What this usually means | — |
Sellers price against the neighbour's asking price. Asking prices are aspirations; transactions are facts, and the gap between the two widens in a slow market.
This puts an asking price next to what comparable properties actually transacted at, converted to a rate per square foot of carpet so the comparison is honest, and expresses the difference in rupees rather than in adjectives.
It is the single most useful thing to have on screen in a week-six pricing conversation.
Use transactions, not listings
Comparables have to be sales that actually happened — ideally in the same society, within about six months, matched on configuration and floor. Registered values, deals you closed yourself, and prices shared reciprocally with agents you trust are the sources worth using.
Convert every one to a rate per square foot of carpet. Mixing carpet and super built-up produces a confidently wrong answer.
The adjustment, honestly
A higher floor, a corner unit and a genuinely renovated interior are worth real money. So is the reverse. Put a number on it — and resist the temptation to make it large enough to justify the price the seller already wants.
Worked example
Three sales at ₹6,535, ₹6,339 and ₹6,429 per sq ft carpet, averaging about ₹6,434. The subject flat is on a higher floor with a renovated kitchen, so a 4% adjustment gives roughly ₹6,691 per sq ft.
On 1,040 sq ft carpet that is a defensible ₹69.6 lakh. Asking ₹82 lakh is about 18% above the evidence, which is not a negotiating position — it is a listing that will get almost no enquiries and then sell in month six for less than ₹69.6 lakh.
The conversation
"Three flats like yours sold in this building in the last six months, between ₹6,339 and ₹6,535 per square foot of carpet. Yours is a higher floor with a renovated kitchen, so ₹6,691 is defensible. ₹7,880 is not — and at that price we sit for four months and then take ₹6,300 anyway."
Sellers accept this from agents who have been updating them weekly. They resist it from agents who went quiet and then asked for a cut.
Questions
Where do I get real transaction prices?
Your own closed deals first, then registered values where the state makes them available, then a reciprocal sharing arrangement with three or four agents in your area. Portal asking prices are useful for inventory volume, not for pricing.
How many comparables are enough?
Three makes it a conversation, five makes it hard to argue with. Fewer than three, quote the individual deals rather than an average.
What if there are no recent comparables?
Widen to an adjacent society of similar age and specification, and say explicitly that you have done so. An honest approximation clearly labelled beats a precise number from the wrong building.
The number convinces. The reel gets you the call.
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