It's like a flat, but smaller.
“Larger than average”
Larger than the average what? House? Flat? In this neighbourhood, or the city, or the country?
Great, you’re in a Grade II-listed building from 1820! You know what they didn’t have back then? Central heating, double glazing, insulation, and people over 5ft 3in.
“Offers in excess of...”
Regardless if you’re renting or buying, this tactic is used to drive up the price. But watch out on going overboard, Steve Lucas says "Offer too much beyond what it’s actually worth, and the lending agent might shoot you down and cause that dream home to slip through your fingers."
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