SashMarkResearch a property

Free buyer tool

How much should I offer on a house?

There is no standard percentage to offer below asking. This calculator combines price evidence, property condition and negotiating context to give you a reasoned range—not a claim about the one “correct” offer.

Build an evidence-led offer range

Use the closest genuinely comparable sale you can find. Leave it blank if you do not have one—the result will clearly show that it relies more heavily on the asking price.

Avoid counting the same condition issue twice: if your works allowance already covers it, choose “Broadly similar”. Treat agent comments about competition as unverified unless you have supporting evidence.

Your offer plan

£277,000–£280,000

An opening offer and upper evidence reference—not a valuation or a recommended maximum.

Comparable-led result
Suggested opening
£277,000
Upper evidence reference
£280,000
Opening below asking
£23,000 · 7.7%

How this result was built

  • Comparable sale: £290,000.
  • Immediate works allowance: £10,000 deducted once.
  • Negotiation adjustment: 1% based on time marketed and apparent buyer interest.

Check a specific offer

Compare your own figure with the asking price and the evidence-led range above.

Quick comparisons
£275,000 is £25,000 (8.3%) below asking.Below the calculated range

Before you offer

A discount from the asking price doesn't tell you whether the property is actually good value.

Check sold prices, estimated value, planning, flood risk, schools, crime, noise and more with a free SashMark property preview.

Full findings from £5.99.

What is a sensible first offer on a house?

A sensible first offer is supported by recent comparable sold prices and leaves room to negotiate without ignoring real buyer competition. Property condition, immediate work and time on the market can justify moving below the asking price. Your own affordable limit should remain separate from the calculator's range.

How much below asking price should I offer?

Start with evidence rather than a fixed rule. Look at recent sold prices for genuinely comparable homes, the property's condition, how long it has been marketed, local demand and whether the asking price already reflects necessary work. Use the calculator to understand the cash effect of different offers.

What should I consider before making an offer?

Consider your maximum comfortable price, comparable sales, survey risks, tenure, planning history, flood and environmental evidence, the strength of your buying position and what is included in the sale. An offer can also state practical conditions, such as being subject to survey and contract.

Asking price vs property value

The asking price is chosen for marketing and negotiation. Value is an informed range, not a single guaranteed number. A lower offer can still be poor value if the asking price was high; paying the asking price can be reasonable where the evidence and competition support it.

Why sold prices matter

Sold prices show what buyers actually paid, unlike listing prices. The strongest comparisons are recent, nearby and similar in property type, size, condition and tenure. Differences between homes still require judgement.

How the calculator estimates an offer range

The upper reference starts with the lower of the asking price and your condition-adjusted comparable sale, then deducts immediate works. The opening figure also reflects how long the home has been marketed and apparent buyer interest. Figures are rounded to the nearest £500 because negotiation is not precise to the pound.

Common questions

Is offering 5% below asking reasonable?

It can be, but the right offer depends on local sold prices, the property’s condition, demand, time on the market and your position as a buyer.

Can I change my offer later?

In England, an offer is generally not legally binding until contracts are exchanged. Changing or withdrawing it can still affect the negotiation, so communicate clearly through the estate agent.

Does the asking price show what a property is worth?

Not necessarily. It is the seller’s marketing price. Recent comparable sales and property-specific evidence give useful context for deciding what you are prepared to pay.

What does the house offer calculator use?

It uses the asking price, an optional comparable sold price, differences in condition, immediate works, time on the market and apparent buyer interest. It gives a negotiation range, not a formal valuation.