How to make an offer on a house in the UK

Making an offer on a house is part research, part strategy, and part nerve. Offer too much and you overpay; too little and you lose the home — or insult the seller. Here’s how to pitch it right and give your offer the best chance of being accepted.

Start with research, not a number

Before you name a figure, work out what the property is actually worth. Look at what similar homes nearby have sold for recently — not what they’re listed at, which can be wishful. Check how long the property has been on the market: a home that’s been listed for months has less competition and a more motivated seller than one that came up last week.

Our guide on how much it costs to buy a house covers the wider budget, but for the offer itself, comparable sold prices are your anchor.

Below asking, at asking, or above?

There’s no universal rule — it depends on the market and the property:

• Below asking makes sense when the property has been on the market a while, needs work, the market is slow, or there’s little competing interest. Opening 5–10% below asking is common, leaving room to negotiate up.
• At or near asking is sensible for a fairly priced home in a normal market, especially if you love it and don’t want to risk losing it over a small sum.
• Above asking comes into play in a hot market, or when a property is deliberately priced low to attract a bidding war. If you’re competing, your offer needs to stand out on more than price.

Make your offer stand out

Sellers don’t just take the highest number — they take the offer most likely to actually complete. You can win on strength, not just price:

• Get a mortgage in principle first. It proves you can afford the property and marks you out as a serious buyer.
• Be clear about your position in the chain. A chain-free or first-time buyer is gold to a seller. If you have nothing to sell, say so loudly.
• Have your conveyancer lined up. Being ready to start the legal work immediately signals you mean business.
• Be flexible on dates. If you can fit around the seller’s timeline, that can be worth more to them than a few thousand pounds.

How to actually make the offer

Offers are made through the estate agent, who is legally obliged to pass every offer to the seller. Make yours verbally first, then follow up in writing (email is fine) to confirm the amount and your position. Always make it “subject to contract and survey” — standard wording that keeps you protected until you’re ready to commit.

What happens after your offer is accepted

Acceptance is a milestone, but not the finish line. The agent issues a memorandum of sale, both sides instruct solicitors, and conveyancing begins. Crucially, the sale isn’t legally binding until exchange of contracts — which means, until then, you’re still exposed to being gazumped. The best defence is to move quickly toward exchange.

The bottom line

A strong offer is a credible offer. Do your homework on price, be honest and clear about your position, and get yourself ready to move. A seller will often take a slightly lower offer from a buyer they trust to complete over a higher one that looks shaky.