How to Make an Offer on a House in the UK

Quick answer

Make your offer through the estate agent, preferably in writing as well as by telephone. State the exact amount, explain your buying position, confirm that your finance is arranged in principle and provide any relevant timescale.

Before choosing the amount, check comparable sold prices, price per square foot, property condition, local demand and how long the listing has been on the market. The strongest offer is not always the highest: certainty, speed and a clear evidence-based explanation can also matter to the seller.

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Step 1: establish what the property is worth to you

There are two figures to consider:

• Evidence-based value: what recent comparable sales and the property's characteristics suggest.
• Personal maximum: the highest amount you can responsibly pay, allowing for mortgage costs, stamp duty, repairs and other ownership expenses.

The seller's asking price is not automatically either figure. It is the starting point of the negotiation.

Build your assessment using:

• Recent completed sales for similar properties.
• Price per square foot.
• Property type, size, tenure and condition.
• Previous sale information.
• Local price movements.
• Time on market and previous reductions.
• Lease length, service charges or necessary work.
• Competition from other buyers.

Avoid using an arbitrary rule such as always offering 10% below. A ten-per-cent reduction could be unrealistic on a correctly priced new listing and too generous on a seriously overpriced property. For guidance on setting your ceiling, see how much you should offer on a house, and for below-asking strategy specifically, how much below asking price should you offer.

Step 2: decide your opening offer and maximum

Your opening offer should leave an appropriate amount of negotiating room without being so disconnected from the evidence that the seller refuses to engage.

Consider three numbers:

Do not disclose your maximum to the estate agent. Decide it privately before negotiations begin.

If the property is receiving several offers, you may have only one opportunity to submit a best and final figure. In that situation, bid the amount you would be comfortable paying without later regretting that you went beyond your limit. If you're weighing whether that means going above asking, see when you should offer above asking price.

Step 3: prepare your buying position

An offer is more persuasive when the seller understands that you can proceed.

Be ready to confirm:

• Whether you are chain-free, selling or already under offer.
• Whether you have a mortgage agreement in principle.
• Your deposit position, without disclosing unnecessary financial detail.
• Whether a solicitor or conveyancer is ready to be instructed.
• Your preferred timescale and flexibility.
• Whether the offer is subject to survey and mortgage valuation.

Do not claim to be a cash buyer unless you can purchase without relying on mortgage funds or the sale of another property.

Step 4: submit the offer clearly

Call the estate agent so the offer is communicated quickly, then confirm it in writing. Ask the agent to acknowledge receipt and confirm that it has been passed to the seller.

In England and Wales, an accepted offer is generally subject to contract until exchange. The seller can still consider other offers, and the buyer can revise or withdraw subject to the circumstances and any separate contractual arrangements.

House-offer email template

Subject: Offer for [property address]

Dear [agent name],

Following my viewing of [property address], I would like to offer £[amount], subject to contract, survey and mortgage valuation.

My offer reflects the recent comparable sold prices, the property's condition and the current local market. I am [a first-time buyer/chain-free/currently under offer] and I have [a mortgage agreement in principle/proof of funds] available. I can instruct my conveyancer promptly and I am [flexible on timescales/able to work towards the seller's preferred timescale].

Please confirm that the offer has been presented to the seller and let me know their response.

Kind regards,

[Name]

Only include statements that are true. Do not overcomplicate the first message with a long argument unless the offer is materially below asking and needs supporting evidence.

Build an offer supported by property evidence

Offer Smart brings together comparable sales, £ per sq ft, previous sale information, market context, risks and suggested offer information before you contact the agent.

Analyse this property

What happens after you make the offer?

The seller may:

• Accept it.
• Reject it.
• Make a counteroffer.
• Ask for more information about your position.
• Invite best and final offers.
• Wait while other viewings take place.

If the seller counters, do not immediately meet them in the middle. Return to your evidence, decide whether anything has changed and move in measured increments if you still want the property.

After acceptance, ask the agent to mark the property sold subject to contract where appropriate and request a memorandum of sale. Instruct your conveyancer, progress the mortgage application and arrange a suitable survey.

Should you explain a below-asking offer?

Yes, particularly when the difference is significant.

Focus on objective evidence:

• Relevant comparable sales — see how to find comparable sold prices for how to build this evidence.
• Price per square foot.
• Works required.
• Lease or service-charge implications.
• Time on market and previous reductions.

Avoid criticising the seller's home or presenting cosmetic preferences as defects. A concise evidence-based explanation is easier for the estate agent to present constructively.

Common mistakes

• Offering without checking sold evidence.
• Revealing your maximum budget.
• Appearing uncertain about finance.
• Inventing another offer or misrepresenting your position.
• Increasing your bid too quickly.
• Ignoring ownership costs and necessary work.
• Treating the asking price as proof of value.
• Becoming so emotionally committed that you abandon your limit.

A note on scope: an Offer Smart report is an informational tool to help you prepare, based on publicly available data and market context. It does not replace a RICS survey, mortgage valuation, or legal or financial advice.

Final takeaway

A strong offer combines the right figure with a credible buying position. Decide your opening, target and maximum amounts before speaking to the agent, support the figure with evidence, and confirm the offer in writing.

Know the figures before you negotiate

Paste the property listing into Offer Smart and generate a buyer report before making your offer.

Get a free property preview

Frequently asked questions

Should I make a house offer by telephone or email?

Telephone the agent for speed, then confirm the exact amount and conditions by email so there is a written record.

Does the estate agent have to pass my offer to the seller?

Estate agents are generally required to pass offers to the seller promptly and in writing unless the seller has given written instructions that certain offers do not need to be submitted.

Should my offer be subject to survey?

Buyers commonly state that an offer is subject to contract, survey and mortgage valuation. Obtain professional advice for your particular purchase.

Can I change my offer after it is accepted?

Before exchange in England and Wales, offers are generally not legally binding, although changing a figure can damage trust and there may be exceptions or costs depending on the transaction.

What does best and final offer mean?

It usually means the seller is asking interested buyers to submit their strongest final proposal by a deadline. You may not get another opportunity to negotiate.