How Much Lower Than Asking Price Should I Offer in 2026?

Quick answer

There's no fixed percentage. A sensible offer under asking is the figure that recent comparable sales and the property's condition support — adjusted for how strong the local market is and how strong a buyer you are.

For many properties that ends up somewhere between asking and around 5% below. In slower markets, or for homes that need work or have been listed for months, it can be more. In hot markets it can be at, or occasionally above, asking.

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Step 1: Start with sold prices, not the asking price

The asking price is the seller's opening position. What matters is what similar homes have actually sold for. Look for:

• Same property type (terrace, semi, detached, flat)
• Similar size and number of bedrooms
• Within half a mile, ideally the same road
• Sold in the last 6–12 months

Our guide on finding comparable sold prices walks through this step by step.

Step 2: Check the price per square foot

Divide sold prices by floor area to get £/sq ft, then compare that with the property you're looking at. If the asking price is well above the local average, you have a clear, measurable reason to offer lower.

Step 3: Look at time on market and reductions

• Listed for under a few weeks: less negotiating room.
• Listed for several months: usually more room.
• Already reduced: the seller has acknowledged the market wouldn't pay the original figure.

Step 4: Adjust for condition

Deduct realistic costs for anything significant: roof, boiler, rewiring, damp, a dated kitchen or bathroom. Use quotes where you can.

Step 5: Factor in your position

Chain-free, mortgage agreed in principle and flexible on timing? You can often offer a little lower than a buyer in a long chain and still win.

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Worked example

That opening offer is about 7% below asking — but it isn't based on a percentage. It's based on evidence the agent can show the seller.

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Decide your maximum before you offer

Set a walk-away price before you start negotiating. It stops you getting carried away and makes every counter-offer easier to answer.

For more on percentages, read how much below asking price you should offer, or see when it makes sense to offer above asking.

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Get your number in minutes

Paste a Rightmove or OnTheMarket link into Offer Smart and we'll pull comparable sales, £/sq ft and market signals into a suggested offer range — so you know how much lower you can realistically go.