In today’s property market, an accurate valuation is more important than ever. But not all agents play fair.
If you’ve ever had three estate agents give wildly different prices for your home, you’re not alone. Some agents deliberately overvalue just to win your instruction – and tie you into a long contract (often 12 to 16 weeks). It might sound flattering at first… but it can end up costing you time, money, and serious buyer interest.
At Collyers, we believe in honest, evidence-based pricing – and here’s why that matters.
🎯 What Is Overvaluing – and Why Do Some Agents Do It?
Overvaluing is when an agent suggests a price that’s significantly higher than what your property is likely to achieve. It’s not based on market conditions or recent comparable sales – it’s often just a tactic to win your listing.
The catch? Once you sign that long contract, you’re locked in, even if your property ends up sitting on the market for months with little or no interest.
🛑 The Hidden Costs of Overpricing
Overvaluing might seem like a “safe bet” – after all, you can always reduce the price later, right?
Unfortunately, it’s not that simple.
Here’s what tends to happen:
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Buyers see the property online, but pass it over because it looks overpriced
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The listing becomes “stale” – weeks on the market signals a red flag
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Price drops are noticed – and buyers may assume you’re getting desperate
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You miss the most active window of interest – typically the first 2–3 weeks
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You often end up selling for less than if you’d priced it correctly from the start
In a market like we’re seeing now in the UK – where buyers are more cautious, and affordability is tighter – pricing properly is critical.
🗓️ Beware the 12–16 Week Contract Trap
Some agents offer sky-high valuations, knowing full well the property won’t sell at that price – but by then, you’re stuck with them for three or four months. During that time, they may push for price reductions and blame “market conditions” when the real issue was the original valuation.
✅ How to Protect Yourself from Overvaluation Tactics
You don’t need to fall into the overpricing trap. Here’s how to stay in control:
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Ask for Comparable Evidence
Don’t accept a number without proof. Ask the agent to show you recent sales (ideally within the last 6 months) of similar properties in your area. If they can’t – or won’t – justify their figure, that’s a red flag. -
Challenge the Contract Length
A confident agent doesn’t need a 12–16 week tie-in. Ask if they’re prepared to offer a 0–4 week agreement to prove they believe in their own valuation. If they won’t, ask yourself why. -
Discuss Fee Flexibility
If your property ends up being reduced due to poor advice, ask the agent if they’d be willing to reduce their fee accordingly. A good agent should be willing to share some accountability. -
Get a Second (or Third) Opinion
Always compare valuations and approaches. The best advice isn’t always the one with the biggest number – it’s the one that helps you achieve your goal with the least stress and best outcome.
🏡 Thinking of Selling? Let’s Start with a Realistic Conversation
If you're considering putting your home on the market, let’s have a chat. We offer free, no-obligation valuations and straight-talking advice you can rely on.
You can book yours here 👉 www.collyers.biz/valuation
Or give us a ring – we’re always happy to talk property.
Collyers Estate Agents – honest advice, proven results, no sales fluff.
