How to Make an Offer on a House

Most people find themselves nervous the first time they make an offer on a property. You're about to make one of the biggest financial commitments of your life—of course it feels significant.

The good news is that making an offer is actually straightforward once you understand the process. The hard part isn't the mechanics—it's the waiting and uncertainty that comes after.

Here's how to do it.

Before You Make an Offer

Here's what successful buyers know: your preparation matters as much as your offer amount. Maybe more.

Offers made without groundwork often fail. An agent can tell when a buyer hasn't done their research—when they have only a vague sense of their budget and an optimistic hope that everything will work out.

Buyers who have everything in place before they pick up the phone are the ones whose offers get taken seriously.

Get your mortgage in principle confirmed. This is the document from a lender saying they'd likely lend you a specific amount. Without it, most agents won't take you seriously. It typically takes 24-48 hours to arrange through a broker or directly with a lender.

Identify your solicitor. You don't need to have formally instructed them yet, but know who you'll use. Being able to say "my solicitor is ready to instruct" signals that you're organised and serious.

Know your complete budget. Not just the purchase price—the total including stamp duty, legal fees, survey costs, and moving expenses. There's nothing worse than realising mid-purchase that you've stretched too far.

Be certain this is the property. Making an offer should mean you've decided. You're not exploring options anymore. If you're still weighing up alternatives, you're not ready.

Step 1: Decide Your Offer Amount

This is where I see people tie themselves in knots. They spend days agonising over whether to offer £285,000 or £287,500, as if that difference will make or break the deal.

The truth is, there's no magic formula. But there are sensible ways to approach it.

Research comparable sales. What have similar properties in the same area actually sold for recently? Not asking prices—sold prices. The Land Registry data is freely available, though it runs about three months behind.

Factor in condition. A property needing £20,000 of work is worth less than a similar home that's recently been renovated. Sounds obvious, but people forget to adjust for this.

Consider market conditions. In a hot market with multiple buyers, you might need to offer at or above asking price. In a slower market, there's more negotiation room. How long has this property been listed? Have they reduced the price already?

Separate your opening offer from your maximum. These are different numbers. Your opening offer should leave room for negotiation without being insultingly low. Your maximum is the absolute most you'd pay—and you should decide this before you start negotiating, not during.

Step 2: Present Your Position

Here's something I learned the hard way: agents don't just hear your number. They assess the whole package.

When I finally had an offer accepted, it wasn't because I bid the highest. It was because I presented myself as the buyer most likely to complete without problems.

Your chain-free status. If you're a first-time buyer or selling to a cash buyer, say so. Chain-free buyers are gold dust—no dependencies on other sales completing.

Your mortgage situation. "I have a mortgage in principle for £X with [lender name]" is much stronger than "I think I can get a mortgage."

Your timeline flexibility. Can you work to the seller's preferred completion date? If they need to move quickly or need extra time, flexibility is valuable.

Your seriousness indicators. Have you viewed more than once? Have you already had a surveyor lined up? These details signal commitment.

Step 3: Make the Offer

The actual moment of making the offer is simpler than you'd expect. You're just having a conversation.

Call the estate agent. Don't text or email first—call. You want to have a conversation, not leave a message that sits in an inbox.

State your offer clearly. "I'd like to make an offer of [amount] on [property address]." Simple as that.

Explain your position. This is where all your preparation pays off. "I'm a first-time buyer, chain-free, with a mortgage in principle for £X. My solicitor is ready to instruct. I can be flexible on completion dates." Per The Property Ombudsman Code of Practice, agents must accurately represent buyer positions to sellers.

Ask about the process. "When can I expect to hear back? Are there any other interested parties?" This gives you useful information about what you're up against.

Follow up in writing. After the call, send an email confirming your offer and your position. This creates a clear record and demonstrates you're organised.

A sample follow-up might read:

Dear [Agent name],

Following our conversation today, I'm pleased to confirm my offer of £[amount] on [property address].

As discussed, I'm a first-time buyer with no chain. I have a mortgage in principle with [lender] for £[amount], and my solicitor ([name, firm]) is ready to instruct immediately.

I'm flexible on completion timing and committed to a smooth transaction.

Please let me know if you need any additional information.

Step 4: Wait for a Response

And now comes the hard part.

You've made your offer. You've presented your position. Now you wait. This bit is difficult for most buyers—the urge to check your phone constantly is real. Your mind will cycle through every possible outcome.

Typical response times. Most agents will get back to you within 24-48 hours, though it can take longer if the seller is away or difficult to reach.

If your offer is accepted, the next phase begins—and it's a significant one. Our guide on what happens after your offer is accepted walks you through the immediate steps and the timeline to completion.

What the responses mean:

• Accepted: Your offer has been accepted, subject to contract. Congratulations—but you're not done yet.
• Rejected: The seller has said no. You can increase, improve your position, or walk away.
• Counter-offer: The seller has come back with a different figure. Negotiation continues.

Managing the waiting. Distract yourself. Seriously. Go for a walk. Watch something mindless on television. Do not sit refreshing your email. The offer will be decided regardless of how intensely you stare at your phone.

Step 5: Negotiate If Needed

Most offers involve some back-and-forth. Rejection doesn't mean it's over.

Counter-offer strategy. If they come back higher than your opening offer, you don't have to accept their counter. You can propose a middle ground. The negotiation continues until someone accepts or walks away.

When to increase your offer:

• You're still below your predetermined maximum
• You genuinely want this property
• The counter-offer feels reasonable given comparable sales
• You believe the seller is negotiating in good faith

When to hold firm:

• You're already at a fair price based on comparables
• The seller seems to be testing how high you'll go
• Increasing would take you beyond your comfortable budget

When to walk away:

• You've reached your maximum
• The gap between your offer and their expectations is too wide
• Something feels wrong about the transaction
• Better properties are available at similar prices

Walking away is always an option. I know it doesn't feel like it when you've fallen in love with a property, but it is.

For a thorough walkthrough of every scenario—negotiation tactics, rejection handling, and post-acceptance steps—see our complete offer guide.

After Your Offer Is Accepted

"Offer accepted" are two of the best words you'll hear during this process. But—and I hate to dampen the moment—it's not the finish line.

What "accepted" actually means. In England and Wales, an accepted offer is "subject to contract." This means either party can still withdraw until exchange of contracts. The seller can accept a higher offer (gazumping). You can discover problems and pull out. The Law Society's Conveyancing Protocol sets out the proper procedures for managing offers through to exchange.

Your immediate next steps:

1. Confirm in writing. Get the acceptance documented in an email from the agent.

2. Instruct your solicitor. Do this today, not next week. Speed matters now. The longer the process takes, the more chance something goes wrong.

3. Submit your formal mortgage application. Your mortgage in principle needs to become an actual mortgage offer. Start this immediately.

4. Book your survey. Don't wait for the mortgage valuation—book a proper survey. The lender's valuation is for their benefit, not yours.

Frequently Asked Questions

Can I make an offer below the asking price?

Yes, you can offer any amount. There's no rule requiring you to offer the asking price. However, how much below asking is reasonable depends on market conditions, comparable sales, and how long the property has been listed. In a hot market, offering significantly below asking may not be taken seriously. In a slower market or for a property that's been listed for months, there's more room to negotiate.

Should I make an offer in person or by phone?

Phone is standard and perfectly acceptable. You want to have a conversation where you can present your position and ask questions. Email alone feels impersonal for such an important moment. Some buyers make offers after viewings in person, which is fine, but following up with a phone call to the agent is still good practice.

How quickly should I make an offer after viewing?

If you've decided this is the property you want, don't delay unnecessarily. Other buyers may be viewing. That said, don't feel pressured into offering before you're ready. A day or two to think it over is normal and sensible. If the agent is creating extreme urgency ("someone else is about to offer!"), take that with a pinch of salt—though in hot markets, it can be genuine.

What if there are multiple buyers?

If other buyers are also interested, the agent may invite "best and final offers"—a sealed bid process where everyone submits their highest offer by a deadline. In this situation, your position (chain status, mortgage confirmed, solicitor ready) becomes even more important alongside your price. Some sellers accept lower offers from more reliable buyers.

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

Yes, until exchange of contracts, either party can withdraw. However, withdrawing after acceptance without good reason damages your reputation with agents and wastes everyone's time and money. Only withdraw if genuine problems emerge (survey issues, mortgage problems, change in circumstances), not because you've found something marginally better.

Final Thoughts

Making an offer is just the beginning, not the end. Your preparation matters as much as your number. Present yourself as the buyer most likely to complete smoothly—chain-free, mortgage confirmed, solicitor ready—and you've given yourself the best chance of success, regardless of whether you're the highest bidder.