how much less do you offer for a house?

[Blue2014]

I've seen a house I LOVE for offers over £280,000 but really it's £10,000 over budget. It doesn't need any work (there is scope to develop it but nothing that needs to be done)

I asked the estate agent if they had other offers or viewing (she was new, all she knows is no offers or viewing in the last month) it's been on the market since September 2015 (not that long in that area) also asked if there was room for negotiation in the price - she contacted them and said it would be worth putting in a reasonable offer ...

I've never done this before - what's a reasonable offer?? I love it and don't want to piss them off but I also don't want to pay the asking price and it would screw me over financially

What should I offer?

(house is in north of England - don't want to link to it as I've shown everyone I know about it and I may out myself!)

I'd be careful of starting too low if it is a period house

I've seen too many scenarios where the silly low offer was what people really wanted to pay and they went up , only to use the survey to get back to where they started (without the survey revealing anything surprising). I would be really cautious of any buyer like that now

Can I ask, what would people consider a reasonable offer on a £400k house? Would going in at £350k be too low?

Has been on market 3 months also

10% below asking is considered quite impressively hard-nosed I think Art. So that would be £360k on a £400k house.

Hmm thanks. Is that even if you think it's rather overpriced to start with? ( just a small 2 bed)

I suppose you can always try. Unless it's a 'project' or a probate case (or both!), I'd be doubtful that they will be open to seriously low offers after just 3 months, though.

If £350 is your absolute max, then you won't be worried about maintaining credibility for follow-up offers, of course.

House market is a game. You put a value and then discuss an acceptable offer. Nothing offensive.
London doesnt compare to the rest of UK, so ignore those who got more.
We offered 280 in a house valued at 325. - first and only offer. Vendors did a deal on their next property and were still quids in!
Be cheeky. You owe them nothing. Offer what you can afford.
But start below 10% off - talk to the eatate agents about asking what they would accept if they reject the firat offer.

Our max is £460k, so Could afford £400k but would much rather a) smaller mortgage if possible b) can then have higher deposit c) use spare to add to property ( it's ok condition but could do with new kitchen and all garden done). Plus we are in fully furnished apartment atm so need to fully furnish any property hence looking for best deal if it's possible

It's a game, but there is also emotion involved. Sellers can get offended! Sellers prefer to sell to people they like. Unless there is bankruptcy, death or divorce, people have the option of digging their heels in.

The only way to "win" is to know what you want to spend and to be prepared to walk away.

Art- If you think it's overpriced, explain why with your offer. E.g. we are offering 350 because it is what a house round the corner went for.

We offered £400k on a house on the market for £415k and it was accepted straight away! I am kicking myself a bit because they might have accepted less, but having viewed lots of properties by then I do think it was a reasonable amount. It is a bit run down, but bigger than a lot of places I was seeing around that price. We did make it clear it was our best and final offer, and if they had turned us down there was no way we could offer more. I just don't have the nerve to play games!

To be fair it's probably reasonably priced for current climate

There are some less but this is closer to station ( 10 min walk), semi detached, and off street parking which others don't. But none similar for comparison. The actual house size is smaller though that others at £350

Sorry; I meant the maximum you'd offer for this particular house :-)