Yan Davies Bayleys

04/09/2026

An interesting read for all, Sharing below my monthly real estate column from the North Shore's Channel magazine.......

Why do some homes sell quickly, while others sit on the market?
Two homes can be in the same suburb, have similar land, bedrooms and bathrooms, yet experience completely different results when they come to market. So what makes the difference?

Often, it comes down to the decisions made before the 'For Sale' sign goes up.

The first is price.
A home doesn’t need to be the cheapest to sell, but it does need to be positioned realistically. An ambitious asking price can reduce early buyer interest, and once a property sits on the market, buyers can begin to wonder what is wrong with it.

Then there is presentation.
Premium buyers in particular notice the details. Decluttering, maintenance, landscaping, lighting and thoughtful styling can change how a property is perceived – and ultimately how much a buyer is prepared to pay.

Marketing is equally important.
Professional photography, compelling copy and the right digital exposure create the first impression long before a buyer walks through the front door. But good marketing isn’t about making a property look like something it isn’t. It is about revealing its strengths and putting it in front of the right buyers.

Finally, there is strategy.
Understanding the likely buyer, creating competition and knowing when and how to negotiate can have a significant impact on the final result.

A successful sale is rarely the result of one thing. It is the combination of pricing, preparation, presentation, marketing and negotiation working together. In a market where buyers have plenty of choice, the homes that stand out are often those that have been strategically prepared to do so.

Yan Davies is a reliable and trusted adviser, and a long-time North Shore local with a Master’s degree in business administration. Known for her strong high-end client network across both Asian and local communities, Yan is highly professional in her approach and treats every listing as a top priority, striving to deliver a smooth sales process and achieve the best possible result for her clients.

Yan Davies 燕
021 585 590
[email protected]
Licensed under the REA Act 2008
唯一华人中介@ Bayleys Takapuna

Send a message to learn more

04/09/2026

Just Listed 4 bedroom 2 Bathroom, 141 Glamorgan Drive, Torbay Open this weekend, be the first to view, Auction September 24th.

01/09/2026

It's been a busy month on Roseberry Avenue, 4 weeks on from the beginning of our campaign, results speak for themselves, 1 Sold, 2 under contract and 2 available. The headlines say it's a "hard market"....they should say.... "Good agents market and negotiate great sales" Available to view this weekend. 12 Roseberry Avenue, Birkenhead, North Shore, Auckland.

31/08/2026

Update.........Busy on 21 Tonkin Drive, North Shore, Auckland
3 weeks on the market, two now sold, with two available. Market feedback has been, great location, superb build quality, attention to detail. Come see for yourself, open this weekend.

23/08/2026

I often get asked, what's the difference between the various sale methods, here's a brief run down for you with Pro's and Con's.

One important decision to make when selling your property is choosing the most suitable method of sale. Different methods of sale have different advantages and disadvantages depending on type of property, market conditions, your situation i.e timeframe, goals and your personal preference.

There are five main sales methods, Auction, Price, Sale by negotiation, Expression of interest/set date sale and Tender.

1) Auction, Advantages: Timeframe approach, Ensures competition, Unconditional sale, Transparency and The vendor is in control.
Auction, Disadvantage: no conditional offers initially.

2) Price, Advantages: Buyers know what the price is, can deal with conditional offers.
Price, Disadvantages: If priced incorrectly you may sell too cheaply, No timeframe and Purchasers may discard property on price, not considering the features and benefits.

3) Sale by Negotiation, Advantage: You can accept conditional offers.
Sale by negotiation, Disadvantages: No time frame/no urgency, Offers are often conditional, Buyers often try to get a bargain.

4) Expression of interest/set date sale, Advantages: Timeframe approach.
Expression of interest/set date sale, Disadvantages: Offers can be conditional.

5) Tender, Advantages: Timeframe approach, Allows confidentiality, Ideal for challenging properties, Interested parties have to do due diligence and a very formal process that locks buyers in.
Tender, Disadvantages: Non Transparent, Buyers often don’t feel comfortable with the process.

Each sales method has it’s pros and cons, you need to weigh them carefully and choose the one that suits your situation best.

16/08/2026

A great result to share from July.

No. 20 for sales across Bayleys Auckland Residential.

Always rewarding to see the work commitment and focus reflected in the results.

A big thank you to my clients for the trust they place in me. I'm looking forward to building on this momentum and helping homeowners achieve outstanding results.

14/08/2026

1 Sold, 1 Under contract, in just 1 Week! Boutique standalone homes, Double Westlake school zones, Limited opportunities remaining. Enquire today!

Send a message to learn more

13/08/2026

10 Beresford Street, successfully sold, received 3 offers, congratulations

21/06/2026

Looking to list your property in the current market, here's a few tips for success.

How to maximise your price in a soft market

When the market softens, many homeowners assume that achieving a premium sale price is no longer possible. While buyers may become more cautious in a soft market, the properties that stand out still attract strong competition and excellent results. Success comes down to strategy, presentation and timing.

The first step is realistic pricing. Overpricing a property in a falling market can quickly lead to reduced buyer interest and extended days on market. Buyers today are highly informed and monitor price reductions closely. A well-priced property generates momentum, creates urgency, and can often attract multiple interested parties, ultimately driving a stronger final result.

Presentation also becomes more important than ever. In a competitive market, buyers compare every detail. Professionally cleaned homes, fresh paint, tidy landscaping, quality photography, and thoughtful staging can significantly improve emotional appeal. Buyers are often willing to pay more for a home that feels move-in ready.

Marketing strategy is equally critical. Simply listing a property online is no longer enough. A targeted campaign across digital platforms, social media, buyer databases, and local networks ensures maximum exposure to the right audience. The broader the reach, the greater the opportunity to create competition.

Flexibility can also help sellers achieve better outcomes. Being open to settlement dates, accommodating inspections, and responding promptly to buyer enquiries can strengthen negotiations and improve buyer confidence.

In a soft market, the best results are achieved by sellers who adapt early, present exceptionally well, and work with a proactive agent who understands how to create demand even when conditions are challenging.


Yan Davies is a reliable and trusted adviser, and a long-time North Shore local with a Master’s degree in business administration. Known for her strong high-end client network across both Asian and local communities, Yan is highly professional in her approach and treats every listing as a top priority, striving to deliver a smooth sales process and achieve the best possible result for her clients.

Yan Davies 燕
[email protected]
Licensed under the REA Act 2008
唯一华人中介@ Bayleys Takapuna

18/05/2026

Forever Home on The Baywater Peninsula