Everything You Knew About Estate Agent Valuations Is 100% WRONG — Here’s the Move That Protects You
Most sellers get seduced by the highest valuation — then end up slashing the price weeks later. Here’s the smarter move: don’t sign a contract. Don’t list the property. Let the agent prove their number with one private viewing. If they fail, you’ve lost nothing. If they succeed, you win big.
Let me tell you a story. Quick one.
A while back, I valued a property £80,000 higher than three other agents.
The seller pulled me aside and said:
“John, I like you. But you’ve clearly overvalued this to win the instruction.”
That’s the moment most sellers almost get it right.
Their gut says this feels off — but they still sign the contract.
They go to market.
And within weeks, they’re told:
“We need to reduce the price.”
Game over.
But this seller didn’t fall for it.
And that’s why the ending of this story is very different.
The Move That Changed Everything
I said to him:
“Listen. I don’t want you to sign anything.
I don’t want you to market the property.
I just want one viewing. One buyer. One shot.
If it doesn’t work, we all walk away — no harm done.”
He agreed.
We did the viewing.
My buyer came in.
Bang — full price offer. £80k higher than the other agents’ valuations.
Why One Private Viewing Beat the Market
It worked because we didn’t go to market.
- No contract.
- No commitment.
- No digital footprint.
- No public price anchoring.
Just one controlled test to prove what the market would actually bear — without risking the seller’s leverage or momentum.
Once you sign the agent’s contract and list online, you’re committed.
If that agent guessed wrong, your only way out is a painful price cut and weeks of regret.
Why Most Agents Get Valuations Wrong
They’re not all crooks. But they are pitching.
- They haven’t qualified any serious buyers.
- They don’t understand local market behaviour.
- They’re pitching a price you want to hear — not one they can deliver.
So that high number? It’s not backed by evidence.
It’s bait.
How to Test an Estate Agent’s Valuation Without Going Public
If you suspect a valuation is inflated, do this:
- Don’t sign anything. No contract. No small print. No exclusivity clause.
- Don’t market the property. No Rightmove, no Zoopla, no launch.
- Give them five days. Let them bring their top 2–3 buyers in private.
- Watch what happens. If they deliver the price — they’ve earned the listing. If not — you’ve lost nothing.
That’s how you protect your biggest asset without exposing your property to market failure.
Let the Agent Fail (Before They Fail You)
This isn’t about DIY selling.
It’s not about doing the agent’s job for them.
It’s about giving them the chance to prove themselves — without risking your sale.
So when an agent gives you a high number?
Don’t say no.
Just say:
“Prove it. Off-market. No contract. You’ve got five days.”
If they get it done, you’ve got your agent.
If not, you walk — clean.
That’s how smart sellers stay in control without stepping into chaos.
Don’t Let a Big Number Trap You
If a high valuation has your gut twisting, don’t dismiss it — and don’t believe it blindly either.
Test it. Quietly. Intelligently. On your terms.
And if you want help doing it properly — I’ve written the playbook.
Want the Truth Without the Fluff? Start Here.
If you’re even thinking about selling, and an agent’s just dropped a big number on you — pause.
Before you sign.
Before you launch.
Before you gamble.
👉 No More Sh*t Estate Agents: The brutally honest guide to choosing the right agent, controlling your sale, and protecting your move from delays, stress, and expensive mistakes.
Inside, you’ll get:
- ✅ The 7-step pre-sale system elite agents use to generate competition, drive up price, and protect the deal.
- ✅ The 21 insider questions that expose bluffers, fluffers, and overpromising liars before they get their hands on your home.
- ✅ A proven method to test an agent’s valuation — no contract, no marketing, no risk.
- ✅ Why you should never accept an offer too early — and how to engineer competition.
- ✅ How to flip the power dynamic and treat the agent like a hired asset, not the one in charge.
This isn’t theory.
It’s the exact strategy I use to get record-breaking results for sellers who’ve been let down before.
Less than a takeaway. Worth thousands more.
🧠 Frequently Asked Questions
Q: How do I know if an agent is overvaluing my home?
A: If their price is way above the others, don’t dismiss it. Ask them to prove it — privately, before you commit.
Q: Can I test a valuation without going on Rightmove?
A: Absolutely. Let them bring buyers privately, without marketing or signing anything. If they fail, you’ve risked nothing.
Q: What if the agent’s buyer pulls out?
A: Then you’ve learned the truth — before burning your best launch window. That’s a win, not a failure.
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