Not sure about the right asking price for your property?

Most sellers start with a price that feels right.
But the market sees it differently.
And that’s where things often go wrong.

I help you determine the true value of your property —
so you start with confidence and achieve the right result.

Personal advice • Costa Blanca North • No automated valuation

How sellers set their price (and why it often goes wrong)

Most prices are not based on the market, but on feeling or on information that seems logical, yet is incomplete. What you see on Idealista is an asking price, not reality, and what a neighbour achieved is rarely truly comparable. Every property has its own story, with small differences that can have a significant impact on its value.

What usually follows is a familiar pattern. The property goes online, the first weeks remain quiet and little happens. It’s often during this phase that doubt starts to grow, as responses stay limited and the feeling arises that something isn’t quite right.

Are we priced too high?

What you see online

Asking prices on websites like Idealista give an impression… but not reality.

What you see is not what properties actually sell for.

What nearby properties sold for

Every property is different.

Location, condition, views, documentation…
small differences can make a big difference.

Perception and expectations

“This feels like a fair price.”

Understandable.
But the market doesn’t work on feeling.

Why some properties sell quickly while others stay on the market

Many sellers start from what seems logical. A price that feels right, based on what they see or hear. But the market often reacts differently than expected, and that usually only becomes clear once a property actually goes on the market.

That’s when the real game begins. In the first phase, all active buyers are watching — people who have often been searching for a while and react immediately when something catches their interest.

But today’s buyer looks different than before. The market has changed, and the profile of buyers has become much broader.

There are still people looking for a holiday home, but also families who are relocating and planning to live here full-time. At the same time, there are investors who focus mainly on returns and rental potential.

On top of that, nationality also plays a role. A German buyer looks at things differently than a Dutch, Belgian or French buyer. Expectations, budgets and decision-making styles often differ more than people realise.

What these buyers do have in common is that they compare and are better informed than before. They don’t just look at the property itself, but at the bigger picture.

What is the real cost of this property? What additional costs are involved? Does it fit within my budget, and is it worth it?

In many ways, you as a seller think the same way. You want to know what you will actually walk away with at the end. The buyer makes the exact same calculation, just from the other side.

When that overall picture doesn’t add up, doubt starts to creep in. And doubt is often the moment a buyer walks away, even when the property could have been a perfect match.

After that initial phase, everything changes. The property remains visible, but loses momentum. New buyers become more critical, compare more and are slower to make a decision.

What determines the value of your property?

Location & micro-location

It often comes down to the details: a quieter street, more privacy, or that open view can make a property feel completely different — and be valued differently.

Views & privacy

An open view or sea view immediately creates a different feeling. Privacy also plays a role: the less overlooking there is, the more attractive it becomes for many buyers.

Orientation & sunlight

The position of a property in relation to the sun strongly influences how it feels. A sun-filled terrace or shade at the right time can make a significant difference in how the property is experienced.

Condition of the property

A move-in ready property sells differently from one that still needs work. Buyers don’t just look at what’s there, but also at what still needs to be done.

Documentation & legal status

When everything is properly in order, it creates confidence. Uncertainty or missing documents can easily hold buyers back from making a decision.

Market supply and demand

Value is determined by today’s market. What a property was worth a few years ago says little about what buyers are willing to pay for it now.

What buyers compare… before they decide

Beyond the features of the property itself, today’s buyers look at more than many sellers expect. This has a direct impact on how your property is perceived and on the price that can realistically be achieved.

The type of land also plays a role. A property on urban land offers clarity and reassurance, while rustic or agricultural land is viewed differently and isn’t as straightforward for every buyer.

Buyers also tend to compare with new-build properties. They look at comfort, energy efficiency and convenience, while existing homes often stand out for their location, character and space.

For you as a seller, it’s important to understand how these comparisons are made. Not to adapt your property, but to position it correctly and highlight its strengths.

This not only helps you better understand how buyers respond, but also allows you to guide the process more effectively and present your property more strongly in the market.

The right price is important, but it’s not just about what you sell.
What you actually keep plays an equally important role.

How we arrive at the right value together

I don’t rely on standard calculations or tools that automatically generate a value. They may give an indication, but they don’t take into account what really matters.

We start from today’s market — looking at comparable properties that have actually sold, what is currently on the market, and most importantly how buyers are responding right now.

I then assess your property in detail: its location, views, condition, documentation, and how it compares to other properties in the area.

This allows us to arrive at a realistic and well-founded valuation that aligns with the market and the type of buyer who is active today.

Finally

Selling a property is not about hoping it will work out, but about getting it right from the start.

When price and market are aligned, you notice it immediately. There is movement, interest builds, and the process flows much more smoothly.

If that’s not the case, it stays quiet.

Ik wil mijn woning verkopen

Laat hier kort uw situatie achter. Ik neem persoonlijk contact met u op en bekijk samen met u wat in uw geval belangrijk is bij de verkoop.

I am looking to sell my property

Tell me a bit about your situation. I will personally contact you and guide you through what really matters when selling your property.

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