Initial amount of cash needed to buy a house.

There are definitely good brokers.

It always depends on the perspective of the property, which is largely subjective and influenced by the personal opinion of the appraiser.

100% agreement. The appraisers have their criteria. But everyone weighs and evaluates something differently. But brokerage fees are certainly not a criterion that increases the bank's valuation. And the banks don’t play that game just because they have to. They also have a genuine interest in a valuation. (For some properties it is probably a clear matter. But not for all).

Ultimately, all of this is purely theoretical. However, I cannot accept the statement that the possibly factored-in brokerage fees will increase the house value as it stands.

The statement that the potentially included brokerage fees will increase the house value, I cannot accept as it is.

The problem is that the appraiser does not even know whether brokerage fees are included in the purchase price. In NRW (and many other federal states) the broker's fee has always been shared, or the broker waives the seller's commission and earns somewhat less overall. Nobody knows that.. And whether the property costs €10,000 more or less is irrelevant to the appraiser – as mentioned, he doesn't even know if and how a broker is involved. Therefore, the valuation methodology will change exactly 0.

That's exactly what I've been saying all along.
Then we agree on that.
I just understood your statement differently all the time earlier.

If the broker fees are added to the purchase price, they will be value-enhancing in the future, as they are included in the purchase price and therefore more financeable.