Bank valuation = the max valuation bank willing to grade the house

Market price = base on willing buyer willing seller concept. Seller or owner can price whatever price they want, but if too high, then will be just a waste of time.

Of course is a war out there if need to compete with many other units to sell / flip. Especially pigeon hole studio unit in Cyberjaya. Plenty of choices. Price dropping. Used to be 300k for a 450 sf unit. But now most subsale asking price around 260k-280k. Lelong can get at 200k.