Negotiation strategy with the agent and the seller

Good evening experts and fellow sufferers,
I don’t know if this topic fits here....
I am currently in the following situation. I found a house through an agent with a purchase price of 380,000 euros without the photovoltaic system with 9.1 kWp, which was newly installed in 2017 for 14,000 euros.

I offered 365,000 euros for the house including the photovoltaic system, which the seller rejected. He wants 380,000 euros for everything. That is his counteroffer.

The agent wanted 18,000 euros, which I negotiated down to 13,900 euros.

Now the problem.
The house has been empty for 4 months and is being sold through the agent. I found out that the seller terminated his contract with the agent; the contract still runs until the end of October. Apparently, the seller privately found an interested buyer who would pay 380,000 euros without an agent. Because through the agent, the desired price of 380,000 euros cannot and will not be achieved. Otherwise, the house would have been sold long ago.

From a legal standpoint, I have no chance to buy the house without the agent, even after the contract period ends, without having to pay agent fees.

I spoke with the agent earlier, saying that it would be a win-win situation for both of us (agent & me) if he demanded less money for his commission so that I can pay the seller more, otherwise both of us walk away empty-handed. And above all, the agent has 0 euros profit from the whole matter after 6 months.

What do you think, how should I continue to negotiate?
3,000 euros for his commission and 10,900 euros added to the purchase price? So about 376,000 euros.

You are living in the wrong time, my dear. Asking price plus €10,000 cash on the table, otherwise you have no chance. And you are even underbidding the asking price. The seller has long since deleted your phone number, you are out of the picture. The seller would be foolish to let the property including photovoltaic go for under €400K, provided his price expectation is realistic.

You live in the wrong time, my dear. Listing price plus €10,000 cash on the table, otherwise you have no chance. And you are even underbidding the listing. The seller has already deleted your mobile number, you’re out of the picture. The seller would be a fool to let the property including photovoltaics go for under €400,000, provided his price expectation is realistic.

The seller wants €380,000. How €10,000? The house was valued by a building expert on my behalf at €380,000 and that’s what the seller wants as well.

Yeah, you can forget it. I'm sure it will go to someone else if you don't put a decent price on it. The fact that it's been sitting around for 6 months and no one buys it indicates a substantial defect or something similar.

Where is the house located?? In which catchment area?

Why should the seller give it to you if he can get more from the private buyer than from you?

Yeah, you can forget it. I'm sure it will go to someone else if you don't properly add something on top.

The fact that it's been sitting for 6 months and nobody buys speaks for a substantial defect or something similar.

As mentioned, the house was inspected and consequently evaluated by an experienced building surveyor for 3 hours. The house has no defects and is in almost like-new condition. However, 380,000 euros is too high for the location or rather calculated to a razor-sharp degree.