Making an offer- How cheeky can we be?

[Greenlife1]

We have found a house on a housing estate we like. It is on for what I would say is more than it is worth (everything is at the moment though). I know that probably just sounds like we just want it cheaper but I'll explain! Our family member sold their house on the same estate for a bit less than what this vendor is asking for theirs, this was at the height of property selling like hot cakes. Family members house was much bigger. It had an extra bathroom and reception room. This one has a bigger garden but much smaller garage. Family members one was immaculate whereas this one does not look cared for as well. When bought off plan Family members one was approx 50k more than this one.

How should we proceed? The area is popular and choice is lacking. We like it enough to buy but I'd probably love it more if I didn't have the other one to compare with!

We are cash buyers chain free- how cheeky can we be?!

Snuggle monkey are you in England?

I would have no problem at all making an offer at 10% under (and when I've been selling, seriously considering/accepting a 10% under offer). Most sellers by now have got the news that the market has changed, and most understand agents overprice frequently, in order to get the business.

If Sellers take a 10% under offer as an insult, they were probably going to be a real pain to deal with anyway.

As others have said, if you really want the house, be prepared to negotiate from the 10% point. But, I am willing to bet you'll end up paying 5-10% less if the sellers are realistic, in the current market, for most areas of the country.

When I made a 15% under offer back in 2017 I wrote a note for the agent to pass to the seller justifying the price we were offering based on previous sales. You could consider doing this, even though the market is changing...

What an odd thing to say. Glad you are not in charge of selling our house!

If a buyer offered me 25% less than asking and I declined. Then they offered 10% less and that was what I wanted, I would have no issue with that at all. Why wouldn't a buyer try to get the best price?