Process

Making an offer on a house

The asking price is rarely the final price. Here's how to pitch your offer, strengthen your position, and negotiate without losing the home you want.

Last reviewed 1 June 2026

In short

To make an offer on a house in the UK you tell the estate agent (or seller, for a private sale) how much you're willing to pay, usually verbally first and then in writing. There's no fixed rule on how much to offer, it depends on the local market, how long the property has been listed, comparable sale prices, the condition of the home and how keen the seller is. In a buyer's market you might offer 5–10% below asking; in a hot market you may need to meet or exceed it. Strengthen your offer by getting a mortgage in principle, being chain-free or proceedable, and showing you can move quickly. Offers aren't legally binding until contracts exchange, so you can attach conditions (such as 'subject to survey') and adjust later if problems emerge.

Research before you offer

Check sold prices for similar nearby homes via the Land Registry or portals.
Find out how long the property has been on the market, longer often means more room.
Look for signs the seller needs a quick sale (relocation, probate, chain pressure).
Note any work the property needs and factor repair costs into your figure.
Understand the local market, buyer's or seller's, to gauge how aggressive to be.

Where to pitch your first offer

A guide only, always adjust for local conditions and the property's situation.

Situation	Typical opening offer
Slow market, long listing	5–10% below asking
Balanced market	Around 3–5% below asking
Hot market, lots of interest	At or above asking
Needs significant work	Asking minus realistic repair costs
Sealed bids	Your genuine best, accounting for competition

How to make the offer

Get your finances ready
Secure a mortgage in principle and know your deposit and maximum budget before offering.
Make the offer to the agent
Call or email the estate agent stating your figure and any conditions clearly.
State your strengths
Mention if you're a first-time buyer, chain-free, a cash buyer or ready to move fast.
Attach sensible conditions
Offer 'subject to survey and contract' and ask for the property to be taken off the market.
Negotiate
If rejected, decide whether to increase, hold firm or walk away: and confirm any agreed price in writing.

A mortgage in principle strengthens your offer

Sellers and agents take offers more seriously when you can prove you can fund the purchase. A mortgage in principle, plus being chain-free or proceedable, can win the property even against a slightly higher bid.

Your offer isn't binding until exchange

In England and Wales nothing is legally binding until contracts exchange. That protects you, you can withdraw or renegotiate if the survey reveals problems, but it also means a seller can accept a higher offer (gazumping) until exchange.

Conditions worth attaching

'Subject to survey', so you can renegotiate if defects are found.
'Subject to contract', confirming the deal isn't binding until exchange.
Asking the property be removed from the market once your offer is accepted.
Including or excluding fixtures and fittings (white goods, curtains, sheds).
A target timescale if you need to move by a certain date.

Common questions

How much should I offer on a house?

It depends on the market, how long it's been listed, comparable sold prices and the property's condition. In a slow market you might open 5–10% below asking; in a hot market you may need to match or beat it. Research local sold prices first.

How do I make an offer on a house?

Tell the estate agent (or seller) your figure, usually by phone and then in writing. State any conditions such as 'subject to survey and contract', and highlight strengths like a mortgage in principle or being chain-free.

Can I offer below the asking price?

Yes, asking prices are starting points and offers below are normal, especially in a buyer's market or on homes that have been listed a while. Justify a low offer with comparable prices or needed repairs.

Is my offer legally binding?

No. In England and Wales an accepted offer isn't binding until contracts exchange. Either side can withdraw or renegotiate up to that point, which is why offers are made 'subject to contract'.

What does 'subject to survey' mean?

It means your offer assumes the survey doesn't reveal significant problems. If it does, you can renegotiate the price or, in serious cases, withdraw without penalty before exchange.

Should I make my best offer first?

Not usually in a standard negotiation, leave room to move. But in a competitive situation or sealed bids, where you may not get a second chance, your genuine best offer is wise.

What happens after my offer is accepted?

The agent issues a memorandum of sale, you instruct a solicitor, arrange your mortgage and survey, and conveyancing begins, moving towards exchange of contracts and then completion.

Can a seller still sell to someone else after accepting my offer?

Until contracts exchange, yes, they can accept a higher offer (gazumping). Asking for the property to be taken off the market and progressing quickly to exchange reduces that risk.

Sources

Work out your full cost of buying

The planner adds stamp duty, legal fees, surveys, refurbishment, removals and the emergency reserve you should keep after completion, so you know exactly how much cash you really need.

Open the planner