It has long been known that estate agents on every high street compete fiercely, week in and week out, to win instructions from homeowners who are thinking of selling. That competition shapes how they value your home — and it is worth understanding before you take an asking price at face value.

To win your business over a rival down the road, an agent can be tempted to quote a higher figure than the evidence really supports. A flattering valuation feels good, but an over-priced home tends to sit on the market, attract few viewings, and eventually drop in price anyway — by which point buyers wonder what is wrong with it.

Asking price is not the same as sold price

An agent’s valuation is an opinion of what your home might list for, not a guarantee of what it will sell for. The figure that matters is the price buyers are actually paying for similar homes nearby. Ask any agent to show you the comparable sold prices behind their number, not just current listings.

How to sanity-check a valuation

• Get at least three valuations, and be wary of the highest outlier.
• Look up recent sold prices for similar properties on your street and in your postcode.
• Ask what the agent’s average asking-price to sold-price ratio is.
• Ask how long their listings typically take to sell.

A different way to get a straight figure

Because a cash buyer is the one actually paying, there is no incentive to flatter you with a number that never materialises. At Any Property Wanted a local buyer visits in person, bases the offer on real local sold data, and makes a genuine cash offer within 72 hours. If you accept, we instruct an independent valuation to confirm it is fair. You will typically receive a little under full market value, but with no agent fees, no viewings and a sale you can count on. We are a member of The Property Ombudsman.