In France, a homeowner receives three valuations for their house, with a €60,000 gap. Should they worry or put it into perspective?

In France, a homeowner received three valuations for their house, with a €60,000 gap. Is this cause for concern or should it be put into perspective?

A reader told a French online media outlet that they had asked three estate agencies to value their house. The outcome was a range from €260,000 to €320,000: a €60,000 difference for the very same property. This scenario raises questions at a time when the property market is turning and sellers fear having to undersell their home. What do such gaps actually mean, and how can a French homeowner make sense of them?

Three valuations, a €60,000 difference: more common than it may seem

The case reported by the French website, which took place in France, reflects a common practice: inviting several estate agencies to assess a property before putting it on the market. The concerned owner noted:

The three agents visited the same house, at the same time, yet the price ranges from €260,000 to €320,000.

For a seller, such a wide range can suggest that one professional has made a mistake, or that the market is wholly irrational. In practice, these discrepancies result from several factors: the valuation method, the agency's commercial approach, a more or less detailed understanding of the neighbourhood, or an individual assessment of the property's condition.

Some agents set their figure “high” in order to win over the seller and secure the instruction. Others favour a more cautious valuation, closer to the price at which they believe the property can genuinely be sold within a reasonable timeframe.

How does an estate agency set a price?

The professionals consulted by the media outlet stressed that a valuation is never an exact science. It is based on several key elements:

• comparisons with recent sales in the same area;
• current market conditions, whether buoyant, stable or falling;
• the property's actual condition, including required work, shortcomings and strengths;
• demand for this type of house from families, retirees or investors.

In France, estate agents now have access to more detailed databases, including sales records from the DVF database, which is available to both professionals and the public. However, interpreting this information remains subjective.

Two agents can use the same sales references but place a different value on a garden, overlooking neighbours or work that needs doing.

One may view a kitchen requiring replacement as grounds for a substantial reduction, while another may believe that buyers will accept renovation work in a sought-after area to gain access to a particular location.

Why can prices differ so greatly for the same house?

The estate agency's commercial strategy

A central point emerges from the account reported by the French media outlet: agencies do not all communicate with sellers in the same way.

• One agency suggests the highest price, hoping to secure the instruction by appealing to the owner's expectations.
• Another positions itself in the middle, seeking a balance between seller appeal and market realism.
• The third takes a cautious approach, prioritising a sale price considered achievable quickly.

Presented with these three figures, the homeowner faces a familiar choice: follow the most optimistic agency and risk receiving no viewings for months, or accept a lower figure that may be more realistic.

Market pressure and rising interest rates

Professionals also point to the wider context: the French property market has been disrupted by higher mortgage rates and tighter borrowing conditions. Buyers have smaller budgets, negotiate more firmly and no longer rush to buy.

In a declining market, an inflated valuation comes at a direct cost: few viewings, a great deal of wasted time, followed by an enforced price reduction.

Conversely, a property listed at a price consistent with the market can attract several viewings quickly and may even leave the seller with a small margin for negotiation.

How can a homeowner interpret these price differences?

When faced with three different valuations, the professionals consulted advise a rational approach. The aim is neither to choose the highest figure automatically nor to give in too hastily.

Compare the reasoning, not just the figures

Every agency should be able to set out its valuation clearly. A seller can ask:

• Which specific recent sales were used as references?
• Which strengths of the property support the valuation?
• Which drawbacks result in a reduction, and by how much?
• What sale timeframe is expected at this price?

By comparing these answers, the homeowner can quickly identify the agency offering the strongest case, supported by concrete evidence, rather than one merely promising “great potential” without numerical backing.

Beware of an overly flattering instruction

Some professionals quoted by the media outlet warn against accepting an instruction based on an excessively high price. In that situation, the usual sequence is as follows:

Stage	What happens
Very high starting price	Few or no viewings; the listing receives few clicks
A few weeks later	The first price reduction is made to revive interest
More time lost	Further reductions follow, creating the impression of a “burnt” property

The danger is ultimately selling at the price first suggested by the most realistic agency, but after months of added stress and, in some cases, granting the buyer further room to negotiate.

What this case says about the current situation in France

The case highlighted by the media outlet reflects a broader trend: in a less euphoric market, valuation differences are becoming more apparent. Sellers, accustomed to years of continuously rising prices, can sometimes struggle to accept that their property no longer “is worth” what they had expected.

A €60,000 gap for a house valued at just over €300,000 represents almost a 20% difference. In a falling market, the adjustment is often painful for the seller.

At the same time, buyers arrive with bank-limited budgets, little flexibility and higher expectations: good energy performance, limited renovation needs and a precise location. Overpriced properties remain on the market for a long time.

What should you do in France if your valuations differ too much?

A French homeowner has several ways to gain a clearer picture:

• Check the prices actually completed locally using public property-value databases based on notarial records.
• Seek an additional opinion of value from a notary, whose role includes registering sales and who has a detailed view of recent transactions.
• Compare agency valuations with these references to establish whether one is clearly out of step.
• Set a pricing strategy: a slightly ambitious but realistic amount, with limited room for negotiation, rather than a price outside the market.

Notaries in France, like experienced estate agents, also emphasise the desired timescale for the sale. An owner who needs to sell quickly will have to accept a lower price. A seller able to wait a few months can test a slightly higher figure, provided it remains credible.

Some practical benchmarks for negotiating more effectively

To help a homeowner decide where to position their property, some professionals use a three-band approach:

Price band	Effect on the sale
Below-market price	Fast sale, many viewings, risk of regretting an undervaluation
Market-level price	Reasonable timeframe, some negotiation, final price close to the valuation
Above-market price	Few viewings, a lengthy process, gradual price cuts required

Knowing where a house sits within this framework helps to interpret the valuations. If two agencies fall into the same “band” and a third is far above them, the seller may be wise to treat the latter cautiously.

Property valuation: what the term really covers

The word “valuation” can sometimes be misleading. In France, an agency valuation is an opinion of value, free in most cases, which places only limited responsibility on the professional. It is not a legal expert assessment.

A property “expert assessment”, by contrast, is carried out by a trained expert and may be used in a specific context, such as divorce, inheritance or taxation. It follows a more rigorous methodology and usually produces a single value accompanied by a detailed report.

For a straightforward sale, an agency opinion of value, checked against local references and, if necessary, a notary's opinion, is sufficient in most cases.

The case of this homeowner facing a €60,000 gap above all demonstrates why it is important not to focus solely on the headline figure. What matters is whether the price is consistent with recent sales, the state of the local market and the seller's strategy. A house cannot be reduced to one number: it exists within a context, and that is where a successful sale is decided.