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

In contrast, there is a newly built semi-detached house offered nearby, for about 390k. However, it only has 400 land area and 115 living space. And gas instead of a heat pump.

A semi-detached house is in any case the wrong property category for a comparison with a detached single-family house, even if there is some overlap among the interested parties.

How likely is it that a young family would really leave their dream house listed on the real estate portal because "I saw it was recently advertised for much more money, those must be nasty rip-off artists, we won’t buy from them."?

How likely is it to specifically and sharply target young families on a real estate portal? A broadcast is shooting with buckshot, aiming works differently.

What are "last price colleagues" supposed to be in relation to real estate purchases?

I understand the term as representative for all "people nobody would miss getting to know." There are more of them than you think – and if you call them, they all come. You need exactly one point zero zero buyers AND EXPLICITLY NOT ALL THE OTHERS. Exactly for this reason many markets appear so swept clean, even though there is lively traffic there: because of the many properties where both parties of the deal have understood the phenomenon with the power of discretion.

I then called the selected interested parties and gave them the exact address, all of them knew the area and based on the location description in the listing already almost exactly knew where our house is/could be located.

That sounds like a nightmare for Kati ;)

I don't see it quite that melodramatic. How likely is it that a young family really leaves their dream house listed on the real estate portal because "I saw it was listed for much more money recently, they’re definitely nasty scammers, we’re not buying from them."?

Are you still the dream house then? Or rather the place that's probably still overpriced? On the other hand, I would also consider that many people search with filters, e.g. up to 600k. If you list it cheaper there newly, it might be the first time you appear on that group's radar. No matter what the price was before.

You need exactly one-point-zero-zero buyers AND ALL OTHERS explicitly NOT. That’s precisely why many markets look so cleared out even though there is lively traffic: because of the many properties where both parties of the deal have understood the phenomenon with the power of discretion.

They are so empty because potential sellers have more interested parties within 2 days than they want to invite, and then deactivate. I'm uncertain whether that really has anything to do with discretion.

As I read it, a price estimate from the real estate agent is probably not wrong. Because bad conscience and gut feeling won’t get you anywhere with today’s price antics. For your conscience: Keep in mind that you yourself want to build or buy again. You should look out of self-interest not to sell below value.

But I would also sell privately. I really see no need for expensive support with your property.

They are so empty because potential sellers have more interested parties within 2 days than they want to invite and then deactivate.

No, I didn't mean the quick sellers, but the "remaining" ninety percent of the iceberg, which never become public - not even for minutes.

No, I didn't mean the fast burners, but the "remaining" ninety percent of the iceberg that never become public - not even for minutes.

They surely exist, but are there really that many? For the seller, it is much better to sell on the open market to a stranger than to relatives, friends, or friends of friends. The price achieved is likely to be higher, and afterwards, there is no one who personally complains if things don't turn out so rosy.

They certainly exist, but are there really that many? For the seller, it is much better to sell on the open market to a stranger than to relatives, friends, or friends of friends. The achievable price is likely higher, and afterwards, there is no one who personally complains if everything is not so rosy.

I see it exactly the same way. On the one hand, one cannot advise forum participants to use the "shadow market," as affordable properties are supposedly available there, and at the same time suggest this route to the seller for price maximization.
From the seller’s perspective, everything speaks to me in favor of the common portals, or actually just the largest portal is sufficient. Anyone seriously searching looks anyway on all common platforms. In our sale, listing on the large portal ultimately cost 0 euros, as the apartment was sold after the free listing period of 2 weeks.
Moreover, there is simply no advantage for the seller not to offer the property publicly, unless one wants to keep the sale secret.

"Final price, folks" did not exist with us, by the way. However, one could tell when someone sent a careless copy n' paste inquiry to dozens of sellers. And that in Berlin...