Private Seller Proposal

A Tailored Selling Strategy for 2090 Duberry Drive

A carefully prepared plan to position your home, attract qualified buyers and respond intelligently to the market.

Brock Ridge, Pickering
4 Bedrooms
3.5 Bathrooms
Approximately 2,375 Sq. Ft.
Detached Two-Storey Home

Begin the Presentation View the Market Evidence

Property details and final pricing recommendations will be confirmed after the complete walkthrough, feature review and launch-day competition analysis.

2090 Duberry Drive

Discovery

The Right Strategy Starts With Your Goals

Before selecting an asking price, we first define what a successful sale means to you. Price, timing, convenience and certainty all influence the best strategy.

Discussion Notes

Notes stay in this session and are not saved or transmitted.

Why are you considering selling now?Where are you planning to move?What is your ideal timeline?Is price, timing or certainty most important?What would make the selling experience feel successful?What concerns you most about selling?Are there mortgage, purchase or closing-date considerations?Who needs to be involved in the final decision?

The Home

Positioning the Home

The walkthrough allows us to identify the features buyers will value most, the preparation that will produce the strongest presentation and the appropriate position within the comparable range.

Property Strengths

· Four-bedroom family-home profile
· Four bathrooms
· Approximately 2,375 square feet
· Established Brock Ridge location
· Add verified strengths after walkthrough

Information to Confirm

· Lot dimensions
· Renovations and dates
· Roof, furnace, air conditioning and windows
· Property taxes
· Permits
· Exterior improvements
· Any inclusions or exclusions

Preparation Assessment

The home appears to present well. The likely focus will be editing, minor preparation and professional presentation rather than extensive staging. This will be confirmed during the walkthrough.

Photo placeholderExterior

Photo placeholderKitchen

Photo placeholderLiving area

Photo placeholderPrimary bedroom

Photo placeholderBackyard

Photo placeholderFeature detail

Market Evidence

What the Comparable Evidence Tells Us

The market is not a single number. The evidence establishes a competitive range, while the home's condition, lot, renovations, presentation and active competition determine where it belongs within that range.

$0

Average Comparable Sale

$0

Median Comparable Sale

$1.129M–$1.211M

Observed Sold Range

0 Days

Median Days on Market

0

Comparable Sales Reviewed

The CMA reports an average market time of approximately 26–27 days. Five of the seven comparable sales landed between $1.129M and $1.160M, while six of seven sold at or below $1.188M.

$1.10MMarket range$1.22M

$1.129M

$1.150M

$1.160M

$1.188M

$1.211M

Exceptional upper sale

Exceptional Brock Ridge result involving a deep ravine-adjacent lot, renovations and an offer-hold strategy. This result should be treated as a case study, not a guaranteed benchmark.

$1.129M — Lower observed sale
$1.150M — Direct Brock Ridge sale
$1.160M — Median evidence point
$1.188M — Upper end of main cluster
$1.211M — Exceptional upper sale

$1.129M
Lower observed sale
$1.150M
Direct Brock Ridge sale
$1.160M
Median evidence point
$1.188M
Upper end of main cluster
$1.211M
Exceptional upper sale
Exceptional Brock Ridge result involving a deep ravine-adjacent lot, renovations and an offer-hold strategy. This result should be treated as a case study, not a guaranteed benchmark.

Comparable Sales

The Homes Buyers Will Use as Reference Points

These recent detached, two-storey Pickering sales share a similar bedroom and size profile. No comparable is identical, but together they show how property features, presentation and pricing influence buyer response.

Address	Area	Beds / Baths	List	Sold	DOM
1108 Sepia Square A highly upgraded newer home that tested a higher price and ultimately sold below asking.	Rural Pickering	4 bd · 3 ba 2,000–2,500 sq ft	$1,295,000	$1,188,000	28
1239 Barnwood Square A finished-basement and pool property that experienced the longest market exposure in the comparable set.	Liverpool	4+1 bd · 4 ba 2,000–2,500 sq ft	$1,179,000	$1,129,000	82
2019 Erin Gate Boulevard A renovated, move-in-ready home paired with sharper momentum pricing.	Dunbarton	4+1 bd · 3 ba 2,000–2,500 sq ft	$1,099,000	$1,160,000	9
1137 Enchanted Crescent A finished-basement property with two additional bedrooms and a kitchen that sold below its asking price.	Rural Pickering	4+2 bd · 4 ba 2,000–2,500 sq ft	$1,199,900	$1,160,000	25
2362 Strathmore Crescent W Direct Brock Ridge evidence with a walkout basement and in-law suite. It sold quickly but below asking.	Brock Ridge	4+1 bd · 4 ba 2,000–2,500 sq ft	$1,197,898	$1,150,000	6
1618 Baggins Street An exceptional deep ravine-adjacent property with renovations, a finished basement and an offer-hold strategy. Present this as a strategy case study, not a promised result.	Brock Ridge	4 bd · 4 ba 2,000–2,500 sq ft	$999,000	$1,211,180	16
1237 Fieldstone Circle N A finished self-contained lower level with an unusual pricing history, illustrating the importance of remaining connected to buyer expectations.	Liverpool	4+1 bd · 4 ba 2,000–2,500 sq ft	$1,149,999 $1,225,000	$1,130,000	19

1108 Sepia Square

Rural Pickering

List

$1,295,000

Sold

$1,188,000

DOM

28

A highly upgraded newer home that tested a higher price and ultimately sold below asking.

1239 Barnwood Square

Liverpool

List

$1,179,000

Sold

$1,129,000

DOM

82

A finished-basement and pool property that experienced the longest market exposure in the comparable set.

2019 Erin Gate Boulevard

Dunbarton

List

$1,099,000

Sold

$1,160,000

DOM

9

A renovated, move-in-ready home paired with sharper momentum pricing.

1137 Enchanted Crescent

Rural Pickering

List

$1,199,900

Sold

$1,160,000

DOM

25

A finished-basement property with two additional bedrooms and a kitchen that sold below its asking price.

2362 Strathmore Crescent W

Brock Ridge

List

$1,197,898

Sold

$1,150,000

DOM

6

Direct Brock Ridge evidence with a walkout basement and in-law suite. It sold quickly but below asking.

1618 Baggins Street

Brock Ridge

List

$999,000

Sold

$1,211,180

DOM

16

An exceptional deep ravine-adjacent property with renovations, a finished basement and an offer-hold strategy. Present this as a strategy case study, not a promised result.

1237 Fieldstone Circle N

Liverpool

List

$1,225,000

Sold

$1,130,000

DOM

19

A finished self-contained lower level with an unusual pricing history, illustrating the importance of remaining connected to buyer expectations.

Sold Price by Comparable

1108 Sepia Square

$1.188M

1239 Barnwood Square

$1.129M

2019 Erin Gate

$1.16M

1137 Enchanted Crescent

$1.16M

2362 Strathmore Crescent

$1.15M

1618 Baggins Street

$1.211M

1237 Fieldstone Circle

$1.13M

Days on Market

1108 Sepia Square

28d

1239 Barnwood Square

82d

2019 Erin Gate

9d

1137 Enchanted Crescent

25d

2362 Strathmore Crescent

6d

1618 Baggins Street

16d

1237 Fieldstone Circle

19d

List vs. Sold Price

1108 Sepia Square

-$107,000

1239 Barnwood Square

-$50,000

2019 Erin Gate

+$61,000

1137 Enchanted Crescent

-$39,900

2362 Strathmore Crescent

-$47,898

1618 Baggins Street

+$212,180

1237 Fieldstone Circle

-$95,000

Source: Comparative Market Analysis prepared July 22, 2026. Data should be independently verified before publication or reliance.

Pricing Education

Asking Price Is a Marketing Decision

Higher Asking Price

1Smaller qualified audience
2Fewer initial showings
3More time required for buyer validation

Sharper Asking Price

1Larger qualified audience
2More initial activity
3Faster market feedback

The asking price creates attention. The final result is influenced by the home's condition, presentation, exposure, buyer demand, competing inventory and negotiation.

Buyer Reach vs. Asking Price

Asking: $1,160,000

Estimated buyer reach

Educational visualization only — not a prediction of sale price.

A sharper price expands the audience and accelerates feedback. A higher price protects upside but narrows the buyer pool. The correct choice depends on your goals, the home's presentation and active competition.

Pricing Strategies

Three Paths to Market

The best option depends on whether your priority is maximum upside, a balanced result or maximum first-week attention.

What matters most?

This is a preliminary preference. The final recommendation will be confirmed after the property walkthrough, preparation assessment and review of active competition.

Strategy A · Maximum-Upside Approach

Test the Upper Market

Indicative launch range

$1,189,000 – $1,225,000

Goal

Test whether the home's features and presentation can support the upper end of the comparable range.

Best Suited For

Sellers who prioritize aspirational upside and are comfortable with a smaller buyer pool and potentially longer market exposure.

Tactics

·Premium launch presentation
·Accept offers at any time
·Track digital activity and qualified showings
·Follow up with every showing agent
·Review results on days 7 and 14
·Execute a pre-agreed adjustment no later than day 21 if the evidence does not support the price

Advantages

+Protects potential upside
+Creates negotiation room
+May capture a buyer who values unique property features

Trade-offs

–Smaller initial audience
–Greater days-on-market risk
–Potential sale below asking
–A later reduction may not recreate launch-week urgency

Strategy B · Balanced Approach

Market-Aligned Launch

Indicative launch range

$1,149,000 – $1,179,000

Goal

Position the property within the strongest portion of the market evidence while preserving reasonable negotiation flexibility.

Best Suited For

Sellers seeking a balance between price, activity, timing and certainty.

Tactics

·Price within the evidence-supported range
·Full professional launch
·Accept offers at any time unless initial activity supports another approach
·Review showing feedback and competition weekly
·Adjust only when accumulated market evidence supports a change

Advantages

+Easier for buyers and agents to justify
+Broader audience than the upper-market approach
+Lower risk of extended market exposure
+Preserves reasonable negotiation room

Trade-offs

–May not create the concentrated urgency of an event launch
–Competing inventory can still influence traffic
–The final result remains market-dependent

Strategy C · Maximum-Attention Approach

Launch for Momentum

Indicative launch range

$1,099,000 – $1,129,000

Goal

Concentrate buyer attention during the first week and encourage competition when genuine demand exists.

Best Suited For

Sellers who prioritize early exposure and understand the uncertainty of an event-style strategy.

Tactics

·Aggressive launch price
·Five-to-seven-day concentrated campaign
·Professional media and dedicated website
·Digital advertisements
·Neighbourhood door-knocking
·Agent and buyer-database outreach
·Launch-week open houses
·Immediate follow-up with interested parties
·Use an offer date only when activity supports it
·Maintain a contingency plan if the expected activity does not materialize

Advantages

+Broadest potential buyer pool
+Strong first-week showing activity
+Clear value compared with competing homes
+May create multiple interested parties when demand is present

Trade-offs

–Multiple offers are never guaranteed
–A sale above asking is never guaranteed
–Sellers must understand the implications of launching below their desired result
–A backup strategy is essential

Our Pricing Commitment

"We will not select a price simply to win the listing. We will agree on a strategy, define the buyer response we expect and establish review points before launching. If the market responds differently, we will act deliberately rather than emotionally."

Preparation

Preparing the Home for Its Strongest First Impression

Before-Launch Checklist

01Complete property walkthrough
02Identify repairs and touch-ups
03Arrange trusted trades where needed
04Declutter and edit rooms
05Complete a staging assessment
06Use existing furnishings when appropriate
07Add staging only where it improves presentation
08Prepare exterior and curb appeal
09Confirm inclusions and exclusions
10Finalize photography-ready condition
11Confirm showing instructions and security

The home appears unlikely to require extensive staging. The initial plan is to work with what is already there, make targeted improvements and introduce staging only where it provides a clear benefit.

Our Trade Network

Coordinated When Needed

When preparation work is needed, we can help coordinate trusted professionals for painting, repairs, cleaning, landscaping and other targeted improvements.

Costs and approvals for any trade work are discussed and agreed separately.

Marketing

A Marketing System Designed to Create and Convert Attention

01

Prepare

·Property and feature review
·Trades and repair coordination
·Staging assessment
·Decluttering and presentation plan
·Launch schedule
·Showing-access plan

02

Present

·Professional photography
·3D virtual tour
·Floor plans, when available
·Dedicated property website
·Professionally written listing copy
·Brock Ridge neighbourhood story
·Mobile-friendly digital presentation
·Print and open-house materials

03

Promote

·MLS exposure
·Royal LePage network exposure
·Direct agent outreach
·Existing buyer-database outreach
·Social-media campaign
·Paid digital advertising
·Neighbourhood door-knocking
·Open houses
·Launch announcements
·Continued promotion while active

04

Convert

·Showing confirmations
·Same-day agent follow-up
·Structured five-touch follow-up
·Open-house attendee follow-up
·Buyer-question response
·Feedback analysis
·Weekly seller reports
·Competitive-listing monitoring
·Offer qualification
·Negotiation and closing-risk analysis

Continuous Loop

Prepare

Present

Promote

Follow Up

Measure

Optimize

Exposure alone does not sell a home. Our system is designed to create attention, identify genuine interest and actively convert that interest into offers.

Follow Up

Every Opportunity Is Followed Up

1Touch 1

Confirmation

Confirm the showing or open-house interaction and provide access to relevant property information.

2Touch 2

Immediate Reaction

Request the buyer's or agent's initial response while the home is still fresh in their mind.

3Touch 3

Detailed Feedback

Identify perceived strengths, objections, price response and level of interest.

4Touch 4

Objection Response

Answer questions, provide clarification and address concerns that can reasonably be resolved.

5Touch 5

Material Update

Reconnect when there is relevant new information, offer activity or a change that may influence the buyer's decision.

Follow-up will be purposeful, professional and respectful of communication preferences. The goal is to uncover genuine interest — not create repetitive pressure.

Open House

Turning Local Attention Into Qualified Interest

Neighbours frequently know someone who wants to move into the area. Local outreach turns the surrounding community into an additional referral network.

Launch-weekend open house when appropriate
Neighbourhood invitations
Door-knocking before the open house
Digital advertising for the event
Directional signage where permitted
Professional attendee registration
Property information available by QR code
Immediate post-event follow-up
Summary of attendance, feedback and buyer interest for the sellers

Neighbourhood

Why Buyers Choose Brock Ridge

Brock Ridge offers established family homes, green space, recreational amenities and commuter access — all of which should be central to the property's marketing story.

0%

Households with children

0%

Single-detached homes

0%

Homes with 4+ bedrooms

0%

Owner-occupied homes

0

Neighbourhood parks

0

Recreational facilities

0

Transit stops

Families & Education

·10 public schools serving the neighbourhood
·8 Catholic schools
·1 private school
·French Immersion options
·Advanced Placement options
·International Baccalaureate options

Parks & Recreation

·Playgrounds
·Ball diamonds
·Sports fields
·Sports courts
·Trails
·Green space
·Nearby ravines and woodlands associated with the Duffins Creek system

Connectivity

·Access toward Highways 401 and 407
·Connections to Pickering shopping and amenities
·Transit options
·Commuter-oriented location
·Most commuting residents travel to another city

Brock Ridge is an established and diverse community. Most residential development occurred from the 1980s onward, with detached homes forming the dominant housing type.

Explore the Full Brock Ridge Guide →

Neighbourhood, school, transit and demographic information is summarized from HoodQ. Boundaries, programs and services can change and should be independently verified.

Your Agent

A Clear Plan. Direct Accountability. Consistent Communication.

Photo placeholderAgent headshot placeholder

Syed Mujtuba Mehdi Naqvi

Royal LePage Pinnacle Real Estate, Brokerage

647-936-2514 syedmm2907@gmail.com

✓ Consultative and evidence-led pricing
✓ Personalized property-preparation plan
✓ Direct and responsive communication
✓ Active follow-up with agents and interested buyers
✓ Weekly market and feedback reporting
✓ Measured pricing checkpoints
✓ Professional marketing execution
✓ Offer analysis based on price, conditions, deposit, timing and closing certainty
✓ Calm and strategic negotiation

"My role is not to tell you what you want to hear to win the listing. My role is to give you clear evidence, recommend a strategy, execute it properly and communicate honestly throughout the sale."
— Syed Mujtuba Mehdi Naqvi

Brokerage

Local Service Backed by a National Network

Royal LePage has served Canadians since 1913 and is supported by Canada's largest national real estate network, with approximately 20,000 real estate professionals and more than 670 locations nationwide.

Photo placeholderRoyal LePage logo — upload authorized brand asset

Photo placeholderRoyal LePage Pinnacle branding

Photo placeholderBusiness card or contact QR code

◆ Recognized Canadian real estate brand
◆ National professional and referral reach
◆ Agent-to-agent collaboration
◆ Marketing tools and resources
◆ Access to market information
◆ Additional exposure to agents representing qualified buyers

The brokerage network supports the strategy, while Syed remains directly responsible for preparation, communication, marketing and negotiation.

About Royal LePage →

Next Steps

Ready to move forward with confidence?

When you are ready, we will confirm the walkthrough, review the strategy together and proceed to the listing agreement.

Call 647-936-2514 Email Syed

01Confirm walkthrough date and time
02Review the pricing strategies together
03Agree on preparation and launch timeline
04Review and sign the listing agreement
05Begin professional preparation and marketing