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Actually you are pretty close. Not a favourable purchase in an off market transaction, but not IMHO a sale that me t the definition of market value. When I probed (I have known the agent for years) it turns out the couple are divorcing and decided to take the first offer. The agent who...

was a sale through a real estate agent, a couple of weeks on the market. For related party transactions I totally ignore the contract price in undertaking my valuation, but upon doing my calcs if the purchase price is close to what I think is fair market value I often adopt it as my valuation...

FWIW yesterday I valued a property, with a purchase contract of $300k, at $320k. This was a private sale, it is a first home buyer area not an auction area. Look up into the sky today folks, I am sure you will see some pigs flying......