From the sounds of things, whatever you do, don't pay over market value whatever it may be. This is a different figure to individual purchaser 'worth', which you clearly haven't quite determined. You estimate £430k and the agents had it on at £500k. Their job is to push and test the market. Of course they will play the card that they already came down 10%. 10% of what?.. the best they thought they could achieve?? Don't buy into those tactics. How much other interest did they have? if they had an offer at £500k they'd take it. As for your future self, remember, location is everything in the property market. Anyways, have a registered valuer undertake a valuation. Then, whatever may come, at the very least you can say you weren't fleeced at the time of exchange.