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@mustardbeak
It will be comparables, for example the property we offered on initially was in Deptford, the comparables offered by the agent were in Surrey Quays. The areas are not comparable but this is what the agent was trying to do.
You are reliant on the agent being realistic with their pricing, some agents are but particularly KFH and Foxtons seem to be cross fingers at valuation time rather than price realistically.