What your asking price does to what you actually get.
Tell us what you think your property is worth and what you are thinking of advertising it at. We will tell you where that is likely to finish.
This is not an appraisal, and it is not an automated valuation.
It cannot tell you what your property is worth, and it does not try to. It has never seen your home, your street or a single sale near you. Every number it produces is built on a figure you type in yourself, so if that figure is wrong, everything below it is wrong too.
What it is for is understanding how pricing works. What an asking price does to the number of buyers who turn up, and what those buyers then do to your result. That is a concept worth understanding before you set a price, and it is all this tool is here to teach.
For what your property is actually worth, you need recent comparable sales and someone who has walked through it. That is an appraisal, and ours is free.
“We will put it a bit higher, so we have room to move.”
It makes complete sense if you picture one buyer sitting across a table working you down from your number. In that picture the asking price is a ceiling, and padding it is the sensible thing to do.
The trouble is that the padding is what creates the picture. A price set above the evidence thins out the first week until there is only one buyer left looking at it, and one buyer does exactly what you were afraid of. They negotiate you down. Room to move is a bet that only one buyer will turn up, and pricing that way is how you win the bet.
Put the price where the evidence sits and it inverts. The buyers are no longer negotiating against you. They are competing against each other, and none of them can afford to be the one working you down.
Buyers pay more than the asking price when they can see they are not alone. Someone who walks through a busy home open, and can then see on Openn that there are three other offers and exactly where theirs sits, has stopped valuing the property on your advertisement. They are valuing it on the fact that other people want it. That is worth more than any buffer you could have written into the price.
And the room you actually want is a negotiator, not a number. Holding competing offers together, knowing which buyer has more in them and which one is finished, and knowing when to simply wait, is where the last few thousand comes from. That is a person’s job, and it is not something an asking price can do for you.
A price the market can believe.
Everything above points downwards, so it is worth being clear about the floor. We do not price a property below anything it could realistically sell for, and the calculator will show you the number falling away if you push it that far. This is the reason why.
An unrealistic price brings people through the door under false pretences. They inspect it, they like it, they work out what it would actually take to buy it, and they leave. Not just your property. They leave the process. A buyer who feels they have been played does not come back, and they do not keep it to themselves. You will have spent the only week that matters on an audience you have just taught not to trust you.
Treat the market with respect and the market respects you. Dictate to the market and you will lose.
A from price has to stay true. If a property is advertised from a number and the seller knocks back an offer above it, that advertised price has stopped being true, and the marketing has to move above it the same week. A seller cannot reject a number and keep advertising below it. Every buyer who walks through after that is being invited to waste an afternoon on something they were never going to be allowed to buy, and we will not run a campaign that way.
The worst option is no price at all. Sometimes it happens for a reason nobody says out loud. The agent does not agree with the seller’s number, neither of them will move, so they settle it by publishing nothing. It looks like a strategy. It is an unresolved argument, and the buyer pays for it in confusion.
The listing still shows up in searches, because the portals give every listing a search price behind the scenes. What changes is how buyers treat it. With no price on display, they cannot tell how much the seller wants, so they put their energy into the properties where they can, and the no-price listing slides down their list. You have made the first step harder for exactly the people you needed in week one, and that is before anyone wonders what you are not saying.
So we give a clear pricing direction, and we agree it with you before we go anywhere. Clear beats clever. A buyer who knows where they stand turns up, and buyers turning up is the entire mechanism behind the number this calculator just gave you.
The number above is only part of what decides your result.
This calculator only knows your asking price. In a real campaign the asking price is the start of it, and several other things move the final number just as hard. These are the ones we control.
We run our campaigns on Openn, so buyers can see where they sit against the other offers in real time. A buyer who knows they have been outbid can do something about it. A buyer negotiating blind, behind a closed door, usually just walks.
Qualified buyers we have met at our own sales, ready to buy, updated weekly and emailed every Friday. House buyers join that list at every home open, and more than 8,000 of them are strata buyers, which is why the eventual buyer is so often known before the advertisement goes anywhere near a portal. See how that works.
Experience is counted in negotiations, not birthdays. What matters is how many times someone has sat in the middle of competing offers and held the line for the seller, not how long they have had a licence. Meet the team.
We sell houses and strata property right across Perth, and every campaign runs on the same system. Strata sales, with their levies, by-laws and ownership structures, are among the most complex in residential real estate, and the system has been sharpened on them. Your house or your unit gets the benefit of it.
Virtual staging, professional photography, a floor plan, the portals and the signage, in a complimentary marketing package worth over $3,000. Physical styling is a paid extra. Week one is the only week that matters, and it is wasted if the property is not ready for it.
We run a limited number of campaigns at a time on purpose, and we work on a no sale, no cost basis, so the incentive to actually get you the best number is ours as well as yours. How we work.
This is only as good as the first number you typed.
Everything above hangs on your property being worth what you think it is worth. Working that out properly means finding the comparable sales and then being honest about how yours differs from them. That is what an appraisal is. No cost, no obligation, and no pressure to list.
Be careful where that first number comes from. The property portals often show a predicted price against your address, and it can be a long way out, because the automation behind it compares the wrong things. It will happily line a ground floor 1960s walk-up unit up against new apartments two streets over, or price your house off an inferior one around the corner or a superior one it cannot tell apart from yours. An experienced agent does something different. They show you the evidence, usually the nearby and genuinely comparable sales, and explain how they got from those sales to your appraisal. If you are only ever handed a number, with nothing underneath it, ask for the reasoning.
Get an appraisal from real local salesWorth reading before you set a price
- The right price gets a better priceWhy an attractive entry point finishes higher than an ambitious one.
- The marketing conversation we never haveWhat we do differently, and what it costs you.
- Free property marketingPhotography, virtual staging, floor plan, portals and signage, included.
- Styled to sell, six campaigns by Final Stage PerthWhat styling actually looks like on a real campaign.
- Competition you can see in real timeHow Openn puts every offer in front of every buyer.
- When buyers can see the other offersWhy transparency lifts the final number.
- Selling a tenanted propertyWhat a lease does to your buyer pool, and the ways around it.
- Perth unit price cyclesWhere units sit in the cycle and what that means for timing.
- How KPR worksThe whole process, start to finish.
- Book your campaign spaceWe run a limited number of campaigns at a time.
How the calculator works. It applies one relationship. An asking price set attractively against what the property is worth brings more buyers through the door, and buyers competing with each other is what lifts the final number. An ambitious asking price does the opposite. It thins out the first week, stretches the campaign, and finishes lower. There is a point where going further under stops helping, because you have named a smaller number than you needed to, and the calculator accounts for that. Styling lifts the result and is only available on a vacant property, because a tenanted one already has the tenant’s furniture in it. A lease with longer to run takes more off, because most buyers at any given price want to move in.
What the calculator cannot see. The asking price is one of several things that decide what a property finally sells for, and it is the only one this calculator models. How the offers are run matters, and a transparent process where buyers can see the competition behaves very differently to a private one. Who is already on the buyer list matters, particularly on a strata property, where the eventual buyer is often known before the campaign starts. Who negotiates the offers matters, and that is about how many negotiations they have handled rather than how long they have been in the industry. So does how the property is presented, how well the agent knows the building, and how much attention the campaign actually gets. None of that is in the arithmetic above. In practice those factors can move the result as much as the asking price does, in either direction, which is the main reason a real appraisal and a conversation will always beat a calculator.
Please read this. This is a guide, not a valuation, not a forecast, not an appraisal and not advice of any kind. It is a deliberately simple model built on typical outcomes, and it cannot see your property, your street, your strata scheme, your buyers or what the market is doing this month. Every figure it produces depends entirely on the accuracy of the valuation you type in at the top, which is your estimate rather than ours. Real results vary widely, and nothing here is a promise, a projection or a representation about what your property will sell for. The styling and tenancy adjustments are typical assumptions used to illustrate the effect, not guarantees, and styling outcomes in particular depend on the property. Do not rely on this calculator when deciding whether, when or how to sell, and do not use it in place of professional advice. Key Performance Real Estate accepts no liability for any decision made on the strength of it. Please speak to us, or to another agent, and get a proper appraisal built on real comparable sales.
© 2026 AI RE Systems Pty Ltd. The design, wording and code of this tool are original work and may not be copied, reproduced or adapted without written permission.