What % discount is too cheeky?

[MissCherryCakeyBun]

How do other sellers/buyers feel about offers below asking? We are currently await completion on my FiL probate property and accepted 10% discount on asking as it was originally listed before the market nose dive last autumn.
We are now offering on a property ourselves which has a right of access issue that's can be settled for 25k the house also needs some minor work like soffits being replaced and a new oil tank as the one in place is very small.
The house was up for £390k and we offered £346k so -10%ish. We can go higher but it will soon eat into money for the other works.
What percentage do you all consider acceptable and what's unacceptable?
If you have someone go in very low do you counteroffer or just right off the potential buyer?

The wait is horrible I'm so sick of selling houses and moving currently
Selling FiLs house, DD ( who has a disability) currently mid move so requiring assistance and now we are moving too....
I keep reminding myself this time next year I will be laughing about all this 🤣

It depends on the market in your area. Was it priced originally to take into account of the work needing doing?

It doesn't actually need an oil tank you want a bigger one so you can't expect the vendors to pay for it really. The right of access issue would put me off if it's going to cost 25k to fix it.

personally I’d be looking at how long on the market, what else has sold prices. What’s on the market etc. But I’d start at least 10% less maybe more. You can’t go lower you can always increase the offer. For reference our house we paid 285 had been on the market a while, probate sale, needed a lot doing to it. It was on for 350.

Yeah the right of access issue would put me off too.

I think your offer was a reasonable one at 10% below. The EA working for the Sellers should be encouraging them to either accept it, reject it or come up with a counter offer if they aren't willing to accept it.

This question is always getting asked. And it is totally pointless, as it depends on so many factors. When we sold our last house, a 10% lower offer would have generated a 'what? go and do one' response as it was very well priced (it got three offers at asking in the first week). We offered about 5% lower on our current house, IIRC, because it still seemed overpriced to us for its poor condition and it had been on the market well over a year.

Cost the work that needs doing so you can budget, and then offer what the house is worth to you. If it is enough, you'll get it at the price you think is fair, which is fine. If it isn't, you'll be turned down but no loss to you as it wasn't worth any more than you offered, which is also fine.

Offering less than it is worth to you is taking a risk, okay, you may get a house cheap, but you risk pissing off your vendor if your offer is unreasonable; you may find they refuse to accept higher offers from you in the future. If they get what they think is a really cheeky offer, not only may they reject it, some vendors would just assume any higher offer from you was a ruse and you'd drop it again later in the process. They could end up accepting a lower offer from someone else than what you'd have been willing to pay because of that. That's your main risk.

Thanks for the replies, I wasn't necessarily asking for specifics but more what experience people had.
The oil tank isn't a want it's a necessity as the last arrive of the boiler and inspection recommended replacement in 1-2 years. So as that was May 22 it's something we need to budget for.
We are accepting of the access issue costs and when we made the offer it mentioned that in the offer email we sent. We can't find the original listing for the house anywhere online only that it's been reduced in price. The EA wasn't forthcoming by the original price which is frustrating but there you go, I have searched widely online and can't find it.

As for the work I don't think it was taken into consideration as when talking to the EA she had missed things like the Tank recommendation. And the soffits.

Anyway thanks all. It's helpful to have other viewpoints