How much would you offer for a house that needs new boiler and bathroom?

[Fredocorleone]

I’ve viewed a house today that we love. It’s a 4 bedroom detached for £400k. It’s a probate house and the EA said they are open to offers. The house in general is good but it has an airing cupboard with big water tank, so we would need to have that replaced, plus the bathroom needs replacing. The kitchen could be remodelled with a wall knocked down, but that it something that is a want rather than a need.

How much less would you offer? Without the changes, I would say it’s about £20k overpriced - I’m just nervous of going in too low and taking the piss, especially as my house is still on the market,

If the boiler works, it doesn’t need to be replaced. Same for the bathroom. That’s personal taste only

Offer what you think is a good price but if you think you need to reduce because you don’t like the boiler or bathroom, you know you run the risk of not securing the property

Another one who wouldn't consider an offer from anyone who hasn't sold their house. I might come back to you if I got desperate, but that would be it.

I would not even consider an offer from you until you are under offer. Who cares how many viewings you have lined up - doesn't mean anyone will make an offer.
But as the estate agent has led you to believe the sellers are open to offers, go in at £370, with the idea that you will end up at £380, giving you plenty to replace the bathroom.

I always thought that if my first offer is accepted then I went in too high.

I always make an offer at the low end first. Doesn't everybody?

I would wait until you have an offer on your house so you are proceedable otherwise its likely to be dismissed. Then if you want it for £370k I would go in with a first offer at £360k then a second and final offer at £370k. I've always found first offers are rejected.

@StrippedFridge

I always thought that if my first offer is accepted then I went in too high.

I always make an offer at the low end first. Doesn't everybody?

Not if they haven't sold their house!

OP I don't get many responses here insisting you must accept the listed price as it reflects this and that. Wake up call - most buyers offer less than asking price and then EA can see of there is competition and they go from there. Unless it's a red hot area where people immediately offer asking - obvs not in this case.
Op said that the EA actively encourages a lower offer.

I'd start with 370-375, OP. If no one else offers, you noay not need to go up.

*you may not need

Unless OP assuming that a property with a tank in a cupboard means old and needed to swap it to a combi!
I will advice op to search type of boilers that exists.

Surely it depends on what similar properties in the same street are selling for? The price might have already taken into account the updating needed.

If it’s a big house you’ll probably be better with a tank than a combi.