Making an offer on a house is the moment where months of searching, saving, and planning come down to a single decision: how much, and how to say it.
Get it right and you secure the property. Get it wrong — either by offering too low without justification, or by revealing too much enthusiasm — and you can lose a home you genuinely wanted or overpay unnecessarily.
This guide covers everything involved in how to make an offer on a house in the UK — from researching what the property is actually worth, to the mechanics of submitting and negotiating, to what happens after acceptance.
London Stays covers UK property guides for buyers, sellers, landlords, and renters.
Before You Make an Offer: The Preparation That Changes Everything
Most buyers underestimate how much preparation matters before any number is put on the table. The offer itself takes seconds. The preparation that makes it credible, competitive, and well-timed takes considerably longer — and it is what separates buyers who succeed from those who lose out.
Research Sold Prices, Not Just Asking Prices
Asking prices are where agents start. Sold prices are where markets actually are. Check recent sold prices for comparable properties in the same area using the Land Registry, Rightmove’s sold prices tool, or Zoopla. Focus on properties of similar size, type, and condition within the last six to twelve months.
This research does two things: it tells you whether the asking price is realistic, and it gives you the evidence to justify a lower offer if the property is overpriced.
Get a Mortgage in Principle
If you are buying with a mortgage, a Decision in Principle (DIP) — also called an Agreement in Principle (AIP) — is essential before making an offer. It confirms a lender is willing to lend you a specified amount, subject to full underwriting.
Without one, many sellers will not take your offer seriously. With one, you signal credibility and reduce the seller’s risk that the deal will fall through at the finance stage.
Understand Your Position
Your negotiating strength is not just about price. Sellers assess buyers on:
- Chain-free status — no property to sell, or mortgage agreed in principle, is significantly more attractive than a buyer mid-chain
- Financial readiness — deposit accessible, mortgage agreed, solicitor instructed
- Flexibility on completion — can you work around the seller’s preferred timeline?
- First-time buyer status — in some circumstances, a first-time buyer with no chain is preferred even at a slightly lower price
Before you offer, know your position and be ready to communicate it clearly to the agent.
How Much to Offer: The Honest Reality
Research by HomeOwners Alliance found that nearly 4 in 10 UK homeowners paid the full asking price, while an equal proportion succeeded with a below-asking offer. The most common negotiated discount is up to 5% below the asking price.
This data does not mean every property has 5% to give. The right offer depends on:
How long has it been on the market? A property listed for three months without selling is a different negotiation from one that had viewings on the first day. Longer time on market generally means more room to negotiate.
Has it had price reductions? Previous reductions suggest the original asking price was optimistic. The current price may already reflect some adjustment — but there may still be room to move.
What are the comparable sales telling you? If similar properties have sold for £20,000 below the asking price, that is your anchor. If comparable sales support the asking price, your ability to negotiate is limited.
Is the property competitively priced or overpriced? Some agents price accurately; others price optimistically to gauge the market. Your sold price research tells you which situation you are in.
What is the market doing right now? In a strong seller’s market, properties sell quickly at or above asking price and lowball offers rarely succeed. In a buyer’s market, sellers are more flexible.
A reasonable starting position in most markets is 5% to 10% below the asking price if the research supports it. First offers are rarely expected to be accepted immediately — they open a negotiation, not end one.
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How to Submit Your Offer
Offers are made to the estate agent, not directly to the seller. By law, agents must pass every offer they receive to the seller, regardless of how low.
How to submit:
Verbal offer first — call or visit the agent and give your figure. Follow immediately with a written confirmation by email, laying out the full picture:
- The offer amount
- Your deposit percentage
- Whether you have a mortgage in principle (and from which lender)
- Your chain situation — first-time buyer, chain-free, or what stage you are at in your own sale
- Your proposed solicitor (if already instructed)
- Anything you want included — fixtures, fittings, furniture
The written version matters. It gives the seller a document to consider rather than a number relayed by an agent over the phone.
What the agent will ask you:
The agent will want to understand the source of your funds, your financial readiness, and your expected timeline. Be clear and honest — this information helps your offer succeed, not just the price.
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Negotiating After the First Response
If your offer is rejected, the agent will usually indicate how close it was or what the seller is looking for. This is where preparation pays off again — you know what the property is worth, so you know whether to increase, hold firm, or walk away.
A counter-offer is normal. Most sellers respond with a counter. Your decision at this point is whether the gap between your offer and theirs is bridgeable without overpaying.
Do not reveal your ceiling. Once an agent or seller knows your maximum, you have lost negotiating leverage. Increase in small increments if you choose to go higher, and frame increases around what the evidence supports rather than what you can afford.
Ask about inclusions. If the price is firm, there may be room to negotiate what is included — a specific appliance, garden furniture, carpets, or a faster completion date. Sometimes the value is in the terms, not just the number.
Sealed bids and best-and-final offers. In competitive markets, agents sometimes request sealed bids or best-and-final offers when multiple buyers are interested. In this situation, submit your best offer in writing, with your full buyer profile clearly presented. Price matters, but so does certainty.
After Your Offer Is Accepted
Offer acceptance is not legally binding. In England and Wales, neither party is legally committed until exchange of contracts. This means:
- The seller can accept a higher offer from another buyer (gazumping) — the HomeOwners Alliance found 37% of UK buyers had been gazumped at least once
- You can pull out without financial penalty at any point before exchange
- The seller can pull out
To protect your position after acceptance:
- Ask the agent to take the property off the market and remove it from advertising
- Get confirmation of acceptance in writing
- Instruct your solicitor to begin conveyancing immediately
- Apply formally for your mortgage if you have not already done so
- Commission a survey
The gap between offer accepted and exchange of contracts — typically 8 to 12 weeks — is when the deal is most vulnerable. Moving quickly reduces the window for things to go wrong.
For more information on UK property prices and sold prices, check: HM Land Registry — UK House Price Index
What to Avoid When Making an Offer
- Offering above the asking price without knowing comparable sales support it — in most markets this is unnecessary and simply costs you money
- Revealing how much you love the property to the agent — agents work for the seller
- Making very low offers without evidence to support them — it can insult sellers and close the door on negotiation
- Offering subject to the sale of your own property without being clear about how advanced that sale is — vague chain situations reduce your credibility
For more information on mortgages in principle and buying process, check: MoneyHelper — buying a home
Conclusion
Making an offer on a house is a structured negotiation, not a guess. The buyers who succeed consistently are those who research comparable sales, present a strong buyer profile, submit in writing, and negotiate with evidence rather than emotion.
Price matters — but certainty, credibility, and chain position often matter as much. A competitive offer from a chain-free buyer with a mortgage in principle and a solicitor already instructed will frequently win over a higher offer from someone less prepared.
Do the preparation. Know the market. Present yourself well. And remember — nothing is legally binding until exchange.
FAQs
Should I offer below the asking price?
In most cases, yes — a first offer of 5 to 10% below asking is standard in a normal market, provided comparable sold prices support it. In a competitive seller's market with multiple viewers, you may need to offer at or above asking.
Is a verbal offer legally binding?
No. In England and Wales, an accepted offer is not legally binding until contracts are formally exchanged. Either party can withdraw without penalty at any point before exchange.
How long does it take to find out if an offer is accepted?
Typically within 24 to 72 hours. If you have not heard back within three days, contact the agent directly and ask for an update.
