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I think this is right.
It looks like these sold off-plan in 2018 for around £360 -£380k?
For reference, I realised a 3% price increase on a leasehold maisonette bought in 2016 and sold in 2021.
I also tried to book a viewing through Strike last week and it was a pain. I would get in a proper agent and accept paying 1% to 1.5%
deleted
Really I think your problem is that you are trying to sell a modern two bed flat in NW10 for close to half a million using a 'sell your home for free' agent. I can't see that working well.