A clearer answer. A practical next step.

A seller decides whether to negotiate; a private 'last price' is not confirmed until the seller accepts an offer. A bank's valuation and financing decision are separate. If the approved loan is below the agreed purchase price, you must plan the cash difference and transaction costs.

What to do next

1. Submit a clear written offer with your financing position and conditions; ask Vivien to obtain the seller's response.
2. Ask the bank for its valuation basis, approved amount and conditions in writing.
3. Calculate purchase price minus actual loan, then add fees; renegotiate or revise your budget before committing.

Neither a negotiation attempt nor a valuation guarantees acceptance or financing. Do not assume every bank uses the same margin or valuation.

Compare the same detailed property type over the same period, then inspect the source records and sample size. Asking prices are different from recorded transaction prices. Historical sample medians do not automatically value an individual home, especially without matching size, tenure and condition.

Start with your goal, holding period and ability to carry costs. Check demand, comparable evidence, permitted use, financing and an exit plan. Test net cash flow after realistic vacancy, maintenance and other costs. A price rise or advertised rental yield alone is not a complete investment case.