Sorry, I have been checking the classified and iproperty to buy a landed property for my own stay - not for flipping. I notce that the price of the same proeprty that could be on the market for a couple of months, increase by at least 50k - 100k when marketed by a different agent. Now this is the same property. So if the property is marketed by two or three different agents at different stages in time, the agents just put up the price. How can you say then it is because of rising cost of building materials etc? The properties are either old properties (basic) or certainly were not in the process of being renovated when they were put up for sale. So I find the agents play a very significant role in jacking up the prices far beyong the actual market value of the property. Granted, they want to earn higher commission etc, etc - who does not want more $$$ but shouldn't there be some responsibility? How easy for them to raise the prices, and to raise the vendors' impression that the property is worth that much. It's fine when the proeprty is worth its value but more often than not, it is not. It is a very dangereous situation but sad to say nobody sees it or wants to believe it till it is too late. Everyone just adds fuel to the raging fire till it gets out of control. Just my observation.