How to make an offer on a house: complete guide 2025

Making an offer on a house is both exciting and nerve-wracking – especially when you’re unsure how much to offer or what steps to take. The good news? With the right approach, you can make a compelling offer to give you the best chance of getting it accepted and avoid overpaying.

Whether you’re wondering “how much should I offer on a house?” or “what’s the best way to put in an offer?”, this guide covers everything you need to know. From the initial research and preparation to negotiation tactics.

Let’s break down exactly how to make an offer on a house:

Before diving in headfirst with offers, there are a few steps to take that will put you in the strongest possible position. Proper preparation is what separates successful buyers from those who overpay or miss out.

Define your requirements clearly

Consider what you want – location, size, condition, property type, and anything else important. Make a wish list of must-haves and nice-to-haves. Know what's non-negotiable and what you can be flexible on.

Ask yourself things like:

• How many bedrooms/bathrooms do I need?
• Urban or rural area?
• Is it important to have a garage?
• What kind of garden do I need?
• Move-in ready or fixer-upper?
• Will I need a home office?

Research local house prices

Research house prices in the same area using the Land Registry sold property tool or Zoopla. This gives you a sense of market rates and how much you may need to offer.

Look at both current asking prices and recently sold prices for similar properties.

Pay attention to how long properties are staying on the market in your target area. If houses are selling fast, you'll need to move fast and potentially offer closer to asking price. If they're lingering, you might have more negotiating power.

And if you're doing this for the very first time, check out our first-time buyers guide.

Being flexible widens options but stick to your non-negotiables.

Figuring out your budget before making an offer is key. Unless you're a cash buyer, you'll likely need to secure a mortgage and understanding your financial position gives you confidence and credibility.

Get a mortgage in principle

Getting a mortgage in principle (MIP) gives a good sense of what you can borrow. You can get an MIP for free from most lenders. They'll usually have an online tool. You'll just need to provide some basic information about yourself and your financials, and they'll give you a rough idea of what they might lend you.

Learn more: A full guide to mortgages

Calculate your budget

Also remember that you need to consider all of the costs of buying a house, and make sure you can afford more than just the mortgage deposit. Factor in:

• Survey costs
• Legal fees (conveyancing)
• Stamp duty (if applicable)
• Moving costs
• Immediate repairs or improvements

This preparation ensures you know exactly how much you can afford to offer and prevents you from making commitments you can't keep.

Deciding how much to offer is often the biggest question buyers face. The right amount depends on market conditions, the property’s situation, and your own circumstances. You’ll need to weigh up this information and decide on your strategy.

Generally, there are two main approaches you can take:

This strategy leaves room to negotiate and reduces the risk of overpaying. You’re more likely to enter negotiations, but you could secure a better deal. Unless the market is particularly competitive, this is often the best approach for most buyers.

A good starting point is typically 5-10% below the asking price, depending on:

• How long the property has been on the market
• Local market conditions
• Whether the asking price seems realistic compared to similar properties
• Any obvious repairs or improvements needed

In some situations, you might find that making your best offer is the right choice. This makes sense when:

• You're expecting strong competition from other buyers
• The property is newly listed and attracting lots of interest
• You're chain-free or a cash buyer and want to secure it quickly
• The asking price already seems very competitive
• The property is your dream home

Research comparable properties to understand what similar homes have actually sold for (not just what they were listed for). This gives you confidence in your offer amount.

Factor in additional costs like surveys, legal fees, and any immediate repairs needed. Make sure your offer leaves room in your budget for these expenses.

Set your maximum limit before you start negotiating and stick to it. Getting caught up in bidding wars can lead to overstretching your finances.

Remember, the goal is to make an offer that's attractive to the seller while protecting your own interests.

You've done your research, you've got your budget sorted, and you've found the home you want to purchase – now it's time to put in an offer. When you find the right property, you'll likely want to move quickly but avoid overpaying in the excitement. With the right approach, you could secure it for the best possible price.

1. Decide on your opening offer

Make your first bid compelling but don't overstretch your budget. We know the urge to act fast, but a smart offer could save you money. Based on your research and the factors we covered earlier, decide on your starting amount.

Remember to consider your position as a buyer – if you're a first-time buyer or chain-free, you may be able to offer slightly less as you're more attractive to sellers.

2. Highlight your advantages

Make sure the agent understands why you're an attractive buyer. For example:

• Being a first-time buyer means no chain, making the sale simpler
• Having a mortgage in principle shows you're serious and ready to proceed
• Being flexible on timing can appeal to sellers with specific needs
• Cash buyers can often move faster and with more certainty

3. Contact the estate agent

Call the estate agent to make your verbal offer. Be clear about:

• The exact amount you're offering
• Your position (first-time buyer, no chain, cash buyer, etc.)
• Your timeline for proceeding
• That you have a mortgage in principle (if applicable)

Always follow up your verbal offer with a written one. Email is a great option, include all the information listed above to avoid any confusion.

4. Prepare for negotiations

Be ready to negotiate if the seller is interested but wants to discuss the terms. Negotiations will be conducted via the estate agent. They may:

• Accept your offer (congratulations!)
• Reject it outright
• Make a counteroffer

If they counteroffer, you can gently increase your offer until both parties are satisfied. In a competitive market, you might consider making your "best and final offer" if you think it gives you the best chance of success.

1. Start with a low offer

Begin negotiations with a reasonable but lower offer to give yourself room to move up. This approach works best unless you're in a highly competitive market where you need to make your best offer immediately.

2. Make strategic counteroffers

Make reasonable counteroffers that gradually increase from your initial bid, keeping them realistic compared to comparable sales. You want to be taken seriously, not rejected outright. Each counteroffer should move closer to a realistic middle ground.

3. Be firm on dealbreakers, flexible elsewhere

Be firm but fair on essential issues like major price differences or significant repairs. However, show flexibility on less critical terms like completion dates or minor fixtures – this can go a long way with sellers.

4. Take your time if needed

If you hit an impasse, ask for a day or two to rethink your strategy. This shows you're serious about finding a solution and keeps talks friendly and professional.

5. Be clear and concise

Make sure each offer is crystal clear to avoid confusion. Ensure the sellers understand not just your price, but also your advantages as a buyer – whether you're chain-free, a cash buyer, or can be flexible on timing.

6. Know when to walk away

If negotiations aren't progressing and you're approaching your maximum budget, be prepared to walk away. Sometimes this can actually restart negotiations, but more importantly, it protects you from overpaying.

We know that bidding low can feel risky, but it can pay off in certain situations. The trick is to not lowball, but to analyse the situation to see if there is a chance of success with a lower offer.

Here are some situations where a low offer could pay off:

If the home has lingered on the market, the seller may be motivated to cut their price, especially if it’s been reduced already. Ask to see if the price has already been dropped at all.

Sellers wanting a quick sale due to relocating or being in a chain are more likely to consider lower offers to move things along as quickly as possible.

You may have leverage if you’re the only serious buyer showing interest. The seller will want to work with their most solid prospect.

Prove that you’re a serious buyer, sellers will likely deal with a few timewasters. Showing certainty can go a long way.

Sellers favour buyers without a property to sell, like first-timers, since it’s less complex and is also chain-free.

The key is convincing the seller you are truly interested and ready to buy. With the right rationale, a below-ask offer can absolutely succeed.

Congratulations! Your offer has been accepted but remember – nothing is legally binding until contracts are exchanged. Here's what you need to do next to keep your purchase on track:

1. Ask for the property to be taken off the market

Request that the seller removes the property from all portals immediately. This reduces the risk of gazumping – where another buyer makes a higher offer and the seller accepts it instead of yours.

2. Complete your full mortgage application

If you have a mortgage in principle, now it's time for the full application. You'll need to provide:

• Proof of ID and address
• Proof of earnings (payslips or tax returns)
• Bank statements and source of funds evidence

Your lender will also arrange a property valuation.

3. Instruct a conveyancer

Choose your conveyancer or solicitor to handle the legal work. Don't just use the estate agent's recommendation – shop around for the best service and price.

Your conveyancer will:

• Check the property's legal title
• Conduct essential searches (local authority, water, environmental)
• Handle your mortgage arrangements
• Prepare for exchange and completion

4. Arrange your property survey

Book a property survey to check the condition and structure of the house. This is different from your lender's valuation and can uncover costly issues like damp or structural problems.

Remember, you can still negotiate or withdraw from the purchase if the survey reveals significant problems, as you're not legally committed until exchange of contracts.