Making an offer on a property

Before you make an offer

If you’ve found a home you love, it can be tempting to make an offer straight away. But doing a bit of research first could help you feel more confident and put you in a stronger position. 

Before you contact the estate agent, take some time to understand both the property and your own buying position. 

Check what similar homes have sold for 

Looking at recent sold prices can help you understand whether the asking price looks reasonable. 

Use to compare similar homes in the area. If comparable properties have sold for less, you may have evidence to support a lower offer. 

Check how much homes near you sold for

See how long the property has been listed 

A property that’s recently come onto the market may attract more competition. The estate agent may also be able to tell you how many people have shown interest in viewings.  

If it’s been listed for several months, or the asking price has already been reduced, the seller may be more open to negotiation. 

Check the estimated value of the property 

You could also look at the estimated value of the home you’re interested in, using our instant home valuation tool online. This can give you a rough online estimate, but is not a formal valuation and may not reflect the property’s full value. 

Learn more about the seller’s situation 

Ask the estate agent whether the seller is: 

• In a property chain 

• Buying another home 

• Working towards a particular moving date 

Understanding their circumstances and reasons for moving can help when negotiating. Hollie Whittaker, Founder of Block & Brick estate agents in Wigan, explains how understanding the seller’s circumstances and reasons for moving can help when negotiating.

“One of the biggest mistakes buyers make is focusing purely on price. Before you make an offer, try to understand why the seller is moving (you can ask the estate agent this), as this will often tell you what matters most to them.  

If they’ve already found their next home, speed may be more important than achieving every last pound. If they’re separating or relying on the sale proceeds, securing the highest price may be their priority. 

“Once you know what’s important to the seller, make an offer that you’re genuinely comfortable with.”

Know your buying position 

Before putting an offer on a property, think about how attractive you are as a buyer. It can help to show estate agents and sellers that you are a more serious or more flexible buyer. 

For example: 

• Are you chain-free? 

• Do you have a cash deposit ready? 

• Have you obtained a Mortgage in Principle, to give an indication of what you could borrow for the property? 

• Have you already instructed a solicitor? 

The stronger your position, the more confidence the seller may have in accepting your offer.  

How much should you offer on a house? 

One of the most common questions buyers ask is: what is a reasonable offer for a house? 

The answer depends on the local market, the condition of the property, and how much demand there is from other buyers. 

As a rule, an offer below asking price should be supported by evidence rather than an arbitrary figure. Estate agents and sellers will have considered several factors before setting the asking price.   

When offering below asking price, Hollie Whittaker gives this advice: 

“If you’re offering below the asking price, always explain why. Whether it’s based on comparable sales, the work the property needs or your position as a chain-free buyer, giving the estate agent context helps them present your offer in the best possible light.  

An offer with no explanation can often put a seller on the back foot before they’ve even had chance to consider it.” 

Potential reasons for you to offer below asking price include: 

• Comparable homes have recently sold for less 

• The property needs significant repairs or renovation 

• Similar homes are taking longer to sell 

• There are fewer buyers in the market 

Being aware of what is happening in your local housing market can help you decide on the best approach. 

Is 5% below asking price reasonable? 

In some buyer-friendly markets, buyers may begin negotiations around 5% to 10% below the asking price. 

However, if homes are selling quickly and there are multiple interested buyers, you may need to offer much closer to asking price or even above it. 

Use comparable sales to guide your offer 

Rather than focusing only on the asking price, look at: 

• Recent sold prices nearby 

• Similar property types 

• Property size and condition 

• Any improvements or extensions 

Take a look at the value of similar properties nearby.  

Leave yourself room to negotiate 

Think carefully about your maximum budget before making an offer. 

Many buyers leave some negotiation room between their opening offer and the maximum amount they’re willing to pay. 

That way, if the seller comes back with a counter-offer, you still have flexibility.  

At the same time, don’t start with an offer that is unreasonably low, in case it rules you out for negotiations. 

“If you’ve found a home you really love, avoid submitting an offer that’s unnecessarily low. A reasonable, well justified offer is far more likely to start a positive negotiation than a figure that’s simply been plucked out of the air and may offend the sellers,”  recommends Hollie Whittaker, Founder of Block & Brick.

How to make your offer stand out

The highest offer doesn’t always win. Sellers are often looking for the buyer most likely to complete the transaction smoothly and quickly.

What could help	Why it matters to the seller
Getting a Mortgage in Principle	Could reassure sellers that you have taken initial steps to understand your borrowing capability and are more ready to progress
Flexible completion date	Helps the seller coordinate their onward move
Solicitor already instructed	Signals you’re organised and ready to progress
Cash buyer or minimal chain	Reduces the risk of delays and fall-throughs
Fewer conditions attached to the offer	Can create additional confidence for the seller

A strong buying position can sometimes outweigh a slightly higher competing offer. 

How to submit your offer 

If you’re wondering how do you make an offer on a house, the process is usually straightforward. 

Step 1: Contact the estate agent 

Call the estate agent and tell them: 

• The amount you’d like to offer 

• Whether you’re chain-free 

• Your deposit position 

• Whether you have a Mortgage in Principle 

Step 2: Confirm everything in writing 

Follow up your verbal offer with an email on the same day. 

Include: 

• The offer amount 

• Your buying position 

• Your intended timeline 

• Any conditions attached to the offer (e.g. subject to contract or subject to surveys) 

Step 3: Provide evidence if requested 

You may be asked to share proof of funds or details of your Mortgage in Principle. 

A Mortgage in Principle could help to show sellers you’re serious and have taken the initial steps to find out what you may be able to borrow. 

Step 4: Ask for written confirmation 

Request confirmation that your offer has been passed to the seller. 

As set out in the Estate Agents Act 1979, agents are legally required to submit all offers they receive to the seller, unless instructed otherwise. 

Step 5: Request the property is taken off the market 

If your offer is accepted, ask whether the agent will stop viewings and remove or mark the property as sold subject to contract on the listings. If someone else is interested and views it, you risk someone else coming in with a higher offer, which is known as gazumping. 

You should receive a letter from the estate agent confirming your offer. If you don’t receive this then make sure to ask for one. 

How to negotiate the selling price of a property 

Negotiating a property purchase doesn’t have to be confrontational. 

The strongest negotiations are usually based on facts rather than emotion. 

When negotiating: 

1. Use local sold-price evidence to support your position. 

2. Explain any repair costs that may affect value. 

3. Avoid revealing your maximum budget immediately. 

4. Stay polite and professional through the estate agent. 

5. Focus on the overall package, not just the headline price. 

Remember that speed, flexibility and certainty can sometimes be just as valuable to a seller as a higher offer. 

What if your offer is rejected? 

A rejected offer doesn’t always mean the conversation is over. 

Find out why your offer was rejected 

Ask the estate agent whether: 

• Another offer has been received 

• The seller’s expectations are higher 

• Timing or chain issues are causing concern 

Ask whether the seller has a counter-offer 

If the seller rejects your offer, they may still be willing to negotiate. 

Understanding their expectations can help you decide your next step. 

Consider increasing your offer 

If you decide to improve your offer, consider what that mean for your deposit and monthly payments. Make sure you’re still comfortable with the value.  

Know when to hold firm 

If there are no competing offers, it may be worth leaving your current offer on the table while you consider your options.  

If you have already worked out what you can afford, you may not want to stretch any further. Equally, patience can sometime work in your favour, if the seller’s circumstances change. 

After your offer is accepted 

Congratulations! This is an exciting milestone towards your next move. Once your offer is accepted, you can request that the agent marks the property as sold subject to contract and stops viewings. 

At this stage you’ll typically need to: 

1. Instruct a solicitor or conveyancer 

2. Submit your full mortgage application 

3. Arrange surveys and searches 

4. Agree contracts 

5. Exchange contracts and complete your purchase 

It’s important to remember that until contracts are exchanged, neither party is legally bound to continue with the sale. Buyers can manage this process well with clear communication and staying on top of the conveyancing and surveying process. 

For a full breakdown of what happens next, read our step-by-step guide to buying a house.

Frequently asked questions

• What is a reasonable offer to make on a house?

  A reasonable offer is one that’s supported by local market evidence, comparable sales and the condition of the property. In some markets, buyers may start negotiations below asking price, while in highly competitive areas buyers may need to offer closer to the listed price. 

• Can I make an offer without a Mortgage in Principle?

  Yes, you can make an offer on a property without a Mortgage in Principle. Having one may help to strengthen your position, because it can indicate what you could borrow, subject to lender checks and affordability assessments.  

• How long does a seller have to respond to an offer?

  There is no legal deadline. Some sellers respond within hours, while others may take several days depending on their circumstances and whether they’re considering multiple offers. 

• What does "subject to contract" mean?

  It means the offer has been accepted, but neither side is legally bound until contracts are exchanged. 

• What happens after my offer is accepted?

  You’ll typically arrange your mortgage, instruct a solicitor, complete surveys and searches, and work towards exchanging contracts and completion. 

• Can I negotiate after a survey?

  Yes. If a survey uncovers issues that weren’t obvious when you made your offer, you may decide to negotiate the price further based on the cost of repairs. 

• What risks should I be aware of during the offer process?

  It’s important to remember that, in England and Wales, an accepted offer is not usually legally binding until contracts are exchanged. This means the seller may still accept another offer before exchange, sometimes referred to as gazumping. To help keep the process moving smoothly, maintain clear and reasonable communication with the estate agent and seller. You may also wish to instruct a suitably qualified conveyancer and surveyor to guide you through the process. 

Please note: Your home may be repossessed if you do not keep up repayments on your mortgage. A Mortgage in Principle is not a mortgage offer and does not guarantee that you’ll be accepted for a mortgage. Any mortgage offer will be subject to criteria, lender checks and affordability assessment. 

Rightmove is not authorised to give financial advice; the information and opinions provided in these articles are not intended to be financial advice and should not be relied upon when making financial decisions. Please seek advice from a regulated mortgage adviser.