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Our local estate agent told us our flat was worth X and we'd be unlikely to get more than Y for it.
We sold it for £80k more than Y. I would get a few more valuations, I agree that £10k seems way too cheap.
Garage owner is outside now fixing the doors, just had a chat with him. His view is that commercial property is worth 13 times the annual rental value, which puts each garage at £15,600. I think there's a deal to be done in 28k area.
It's what the local estate agent recommended.
And as Aaron says, both of these garages are the snuggle toothed cousins of the Sydenham one.