At Nestor Shanahan Auctioneers we believe that pricing is one of the most important decisions a seller will make, and one of the most misunderstood. In 2026, where buyers are informed and cautious, overpricing a property can do more harm than good.
It is natural for sellers to aim high. A strong asking price can feel like a good starting point for negotiation. However, the market does not always respond in the way sellers expect. Buyers today are well informed, with access to comparable sales and market data. If a property is priced above what they perceive as fair value, many will simply move on.
The initial period after a property is listed is critical. This is when interest is highest and when the property is most visible. If the price is not aligned with the market, that early momentum can be lost. Fewer viewings lead to less competition, which in turn weakens negotiating position.
There is also a perception issue. Properties that remain on the market for extended periods can attract questions. Buyers may assume there is something wrong, even if the only issue is pricing. This can lead to lower offers or increased negotiation pressure.
Overpricing can also result in a cycle of reductions. A property may be listed at a high price, receive limited interest and then be reduced over time. By the time it reaches the correct price point, it may have lost the impact of a new listing. Buyers who have already seen it may not return.
In contrast, pricing correctly from the outset creates activity. Strong interest can lead to multiple viewings and, in some cases, competing offers. This can drive the final sale price higher than an initially inflated asking price would have achieved.
It is important to separate expectation from market reality. The value of a property is not determined by what a seller hopes to achieve, but by what buyers are willing to pay. Professional advice and local market knowledge are essential in setting a realistic price.
Ultimately, pricing is not about achieving the highest starting point. It is about achieving the best outcome. Sellers who approach pricing strategically are more likely to secure a strong result within a reasonable timeframe.
If you would like to discuss buying or selling a property, contact us on 061 415337 or email info@nestorshanahan.ie or visit nestorshanahan.ie.
Disclaimer: This article is based on publicly available information and is intended for general guidance only. While every effort has been made to ensure accuracy at the time of publication, details may change and errors may occur. This content does not constitute financial, legal or professional advice. Readers should seek appropriate professional guidance before making decisions. Neither the publisher nor the authors accept liability for any loss arising from reliance on this material.
