Valuation is the key ingredient to a property agent. Let´s face it, virtually all vendors think their property is worth 40% more than the market price. Dumb agents not only go along with this but put 5-10% on top. That´s what has killed the market since 2004.
When you hear the agent bashers banging on about high priced property they should consider the greedy vendor is partly to blame. And guess what, on another forum I came across someone who last year asked me to sell her property for a crazy price, I refused and she still has it for sale with 3 agents in my area 50% ott. On the forum she is bashing the business of an agent I know well for wanting 5% commission when she herself is asking 125000€ too much herself. Gawd help us all.