Strategy for selling a house - what is the best way to proceed?

(and justified) price. But you only need the one who wants and, above all, can! You might also have to keep your nerves if it possibly takes a little while until that one is found.

The justified price is the one that is ultimately paid at purchase. And if the one who wants & can knows that he is the one, he also has an influence on the price.. ;)

I think we already have a property that appeals to a broader buyer base, probably priced and equipped somewhere in the upper mid-range (?). Visually, I find our house very appealing, but I am also biased.

I would see it the same way – let a few realtors work & "evaluate". He wants to earn €25,000, so he can invest a few hours for free. The actual work – retouching, floor plans, etc. is done by someone else anyway. Otherwise, start with €630,000 and see what happens. Are 90% of that also okay for you? In other words – if in the end someone only offers €580,000, could you live with that? After all, you don’t have forever to move to a new region...

My feeling (which I admittedly rarely listen to, I usually do the opposite) is to try it with 630k.

Yep, that’s how I see it too.
You have a great, modern house with lavish features and no slow mover. There will be people who appreciate that and can also pay for it. Maybe you’ll even sell the house furnished.... who knows.
There is probably no comparable house in the area. What a luxury to move in right there. Anyone who doesn’t value that should look for something else!
Nice, personal description with equally good pictures and it will sell; that’s my firm opinion!

I really don’t dare to go with 6 at the front, it just feels like a lot for the region. In contrast, there is a newly built semi-detached house nearby being offered for around 390k. However, it only has 400 sqm of land and 115 sqm of living space. And gas instead of a heat pump. I’m considering listing it at 599. It still seems insanely high to me. Let’s wait and see what the realtor thinks. Maybe we’ll also talk to another one. The question is, if you set the price too high, is it more likely that people won’t get in touch at all, or still write and try to negotiate?

Where would you end up if you scaled the new semi-detached house roughly to your size? Then you could consider what a suitable surcharge for your extras/higher-quality equipment would be.

First of all: thank you for your detailed post, it was extremely helpful to me.
Did you somehow compensate the broker for valuing the property for you?
I would feel a bit guilty if he drives here twice, wastes several hours on us, and we then don’t "book" him.

Through Immoscout there is the possibility to be assigned 3 brokers. However, you do not choose them, they are assigned to you. They come to visit you, look at the house, the floor plans, and evaluate them. A few days later, you receive a value. 2 out of 3 did not explain how they arrived at the value. The 3rd created a small exposé, of course without photos etc., and gave their value as a “range.”

I did not have to pay for this service; I even think that they pay Immoscout to receive the contacts.

Did you put that in the offer or send it by message?

No, in person. Once the viewing is over, the question about the purchase price or the room for negotiation usually comes up.

I then said something like, “Before you, 3 brokers were here who evaluated the house with us. They of course wanted very much to sell it for us, but we decided to market it ourselves, so you can save the broker’s commission here.”

How many did you "preselect"? Had you already received documents, such as a (I know, worthless) financing commitment?

I had the first inquiry 5 minutes after going online, and then it went relatively quickly afterward.

From the first approximately 25 inquiries, I selected 6 (the requirement for me was complete contact details and proof of the affordable financing framework). Those who only gave abbreviated names or incomplete details were not considered. I also initially stopped answering all later inquiries.

I then called the selected interested parties and gave them the exact address; all were familiar with the area and already knew almost exactly where our house was located based on the location description in the listing.

Those who were still interested were invited to the viewing. It was 6 out of 6 ;)

One called shortly before because the child was not yet awake from their nap... she really wanted to view. But since the others (4 out of 5) agreed promptly after the viewings, further viewings made no sense to me for the time being.

All had proof from the bank that sum X would be possible.

And so the house was basically reserved for party 1 after the viewings, and 3 others are still on the waiting list.