Offering 15% Below Asking Price: When It Works (and When It Doesn't)

Quick answer

Offering 15% below asking is only realistic when the evidence clearly shows the property is overpriced or has costly problems. Used on a well-priced home that's attracting interest, it's likely to be rejected and can damage your relationship with the seller.

---

Situations where 15% can be justified

• The asking price is well above sold evidence. Similar homes nearby have sold for 10–15% less in the past year.
• Major work is needed. Structural issues, a new roof, full rewire, damp treatment or a complete refurbishment.
• Short lease. Leasehold flats with a short lease can need a costly extension — see our lease extension calculator.
• Long time on market. Several months listed with little interest, or a failed sale.
• Probate or a motivated seller. Executors or sellers who have already bought elsewhere may prioritise speed and certainty.
• Auction or "offers in excess of" pricing that was set aspirationally.

---

Situations where 15% is likely to fail

• It's just been listed and viewings are busy.
• Similar homes are selling at or near asking.
• The asking price already looks in line with £/sq ft for the area.
• You're not yet mortgage-ready or you're in a long chain.

---

How to make a 15% offer credible

1. Show the comparables. Give the agent addresses, sold dates and prices.
2. Quantify the problems. Attach quotes or a survey extract where possible.
3. Be a strong buyer. Proof of deposit, a mortgage agreement in principle and a clear timeline.
4. Stay polite and open. Say you're happy to discuss and ask for feedback.

If a survey later uncovers issues, you can also renegotiate — see how to negotiate a house price after a survey.

---

Know if 15% is justified before you offer

An Offer Smart report compares the asking price with comparable sold prices and local £/sq ft, then suggests an evidence-based offer range. If the data supports 15%, you'll see it — and you'll have the figures to show the agent.