based on the previous sale value? the house as i know was sold at RM400k 5years back. It was direct from developer then. And since then the area has boomed. thus increasing the overall value of the whole township.

But this is the problem isn't it, that you have to go through agents? And of course each agency will have its own records, the quality of which will vary from area to area depending on the volume of their transactions in that area. Is there any national registry of property sales that the average citizen can search through? I know this kind of database is available to Americans. It would be wonderful if Malaysians could do this.

I would not trust the market prices that the agent quote...especially if the agent has a vested interest to close the deal.  Remember the agent is representing the seller (not you) and is not looking out for your best interest.

You can get market prices from a valuer. If you are getting a bank loan, you'll need to engage the bank's panel valuer anyway. Call up the valuer. Most valuers will give you an indicative price  if they are familiar with the area before they even do the site  visit for the valuation

So in other words, we can actually bypass the earnest to lawyer and still sign booking agreement?
hhmm.. but after signing the agreement, we still have no power to bargain further as it's stated black and white.. correct me if I'm wrong