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

• Research similar property prices in the area before making an offer to understand market value
• Getting a Mortgage in Principle (MIP) shows sellers you're a serious buyer
• First offers are typically 5-10% below asking price unless there's high competition
• Estate agents must legally present all offers to sellers
• Neither verbal nor written offers are legally binding until contracts are exchanged

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.

Do your research 

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.

Know your financial position

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:

Start with a low offer

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

Make your best offer

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

What to consider when deciding how much to offer

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.

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.

Learn more: What happens after my offer has been accepted on a house?

Do I need a solicitor to make an offer?

No, you don't need a solicitor to make the initial offer. You can make offers directly through the estate agent. However, you will need to instruct a conveyancer or solicitor once your offer is accepted to handle the legal aspects of the purchase.

Can I withdraw my offer after it's been accepted?

Yes, you can withdraw your offer at any time before exchanging contracts without a legal penalty. However, this may damage your relationship with the seller and estate agent, and you might lose money spent on surveys or legal fees.

What happens if two people make identical offers?

The seller will usually consider other factors beyond price, such as your position as a buyer (chain-free, cash buyer, etc.), your flexibility on timing, and how quickly you can proceed. This is why highlighting your advantages is important.