Supply and demand / liquidity is a big modifier to the real house price and we are not always recognising it.

Saw a lot of posts and personally experience this as well, a house "should" be xxxK, but why is it sold higher or not selling etc.

As a free market trade activities. If a house is the only house being sold in a large radius + the location is premium, the price will go higher than "true value" (however you see it fit) because multiple people will be bidding etc.

On the reverse side, you may have a premium property but then there are a dozen of others trying to sell at the same street albeit with poorer finish, this will unfortunately drag you down from your target price. Similar for flat, which I own, I realise there is not enough market for it.

EA's guide price is a good reflection of condition and location and hsitorical price + seller's ego and urgency but the liquidity will easily add or remove quite a few percentage of the price. And some of the cheeky EA play the game where they created the demand by lowering the price a lot and pilling up the buyers or even do multi-group viewing at the same time + tight deadline and it really pushes price much higher than it should be :).

Just post here for discussion.