A price guide has to attract buyers without creating false confidence. In Victoria in winter 2026, that balance mattered because cautious buyers were paying close attention to comparable sales and campaign transparency.

The guide should start with recent, relevant evidence. A sale from a different suburb, a better-renovated home or a stronger market period may not be a fair comparison. Buyers notice when the evidence does not match the property being offered.

Sellers should also understand the difference between a hopeful outcome and a supportable guide. Wanting a certain result is not the same as having market evidence for it. Overpromising can bring people through the door, but it can also damage trust once buyers inspect and review the comparable sales.

Agents need to communicate changes during the campaign. If feedback is weaker than expected, or if a comparable sale changes the picture, the strategy should be discussed early. Waiting until auction day can leave the vendor with fewer choices.

For private sales, the asking range should still be defensible. Buyers may take more time, request contract changes or compare several listings before offering. A clear guide can keep negotiations focused.

For auctions, reserve discussions should be realistic before the final week. A campaign with no genuine buyer depth should not be treated the same way as one with multiple contract requests and repeat inspections.

The best price guide strategy was clear, compliant and evidence-led. It helped serious buyers engage without asking the campaign to promise more than the market could support.

This article is general information only and doesn’t take your personal circumstances into account. It is not financial or legal advice. Before acting, consider seeking advice from a qualified professional such as a licensed broker, conveyancer or solicitor.