Offers over or offers in region of

[BG2015]

Do we put offers over £270,000. OR

offers in the region of £275,000?

The lowest we would accept is £270k but an extra £2-3k would be nice.

Estate agents can advise you of the benefits of different wording, but I think 'offers over' is off-putting personally. However if you really mean it, maybe you should.

Ultimately it is only worth what someone will pay for it, so my view is you may as well accept that reality and just list with a sale price.

I would put offers in the region of 275k as everyone likes to negotiate a little. Though I agree with @LightSwerve that you won’t necessarily achieve what you feel you need because ultimately the market decides if a property can reach a certain price or not.

Next door have just sold for £275k. They started with £285k.
Same house but they have a slightly larger garden and have converted their garage into an extra room. Otherwise very similar in decor etc.

We're using the same estate agent's and they said the £285k wasn't achievable, but the home owners pushed for it.

In that case, unless you get really lucky I would be surprised if anyone would offer more than 250k

I wish people could just put a price and that's what it costs. Works with pretty much everything else we buy! A dress costs £30, if we want to buy it then we expect to pay £30! I don't like the haggling but that's just the way it seems to be with houses.

We went offers over the minimum we'd accept. We still got 2 offers lower! I think regardless of how you word it people will still offer below.

We have offers in the region of - I hate offers over

But at the end of the day, it will be worth what people want to pay for it

If next door just sold for 275k and it has a bigger garden & an extra room then you can’t realistically expect to get almost exactly the same price as them.

With that extra information I think you would be extremely lucky to get 270k, offers are more likely to be in the range of 250-260k.

"The lowest we would accept is £270k but an extra £2-3k would be nice."

I think don't put offers over too. It smells of "this is what we need" rather than this is what we think it's worth. I think the fact that your neighbour just sold at 285 is very encouraging. Is that sale now showing on the land registry ? Can buyers easily confirm that was the sold price or is it just a case of the agents word ? When did it complete ?

I think offers in the region of 275 is the way to go. Giving you the ability to discount a little for a well positioned buyer. You will either achieve the 270, or stay put, if that's what you have decided on as a minimum. Nobody really knows until you try.

Neighbours sold for 275 not 285? With a larger house and plot

270 is ambitious

If you put 275 people will expect to get it for 265

I hate offers over too! Really puts me off!

I ignore 'offers over' and offer what I consider it's worth. As pp have said, if your neighbours sold for £275 within the last six months I would not be putting in anything higher than perhaps £260k absolute max.

This. All an advert on RM is, is a flag to tell people that you are considering selling. The market will then tell you what your home is worth and you get to choose whether to accept or not.

If their house was sold for £275k, and was not deemed worth £285k, then you will presumably get lower offers than that due to having a smaller garden and a garage not a converted garden room?

Just list the price you think it is reasonably worth and accept you will get the offers you get.

You can't control it.

If the lowest you will accept is not what someone will pay, then you adjust your expectations or stay where you are.

A house with a smaller garden and fewer rooms is unlikely to sell for the price that the bigger one has.

You can't buy a bigger garden and an extra room for £5k, unless the market has perked up significantly where you are since that house was sold then you can't expect to achieve £270, whether you need it or not.

What have the agents suggested as a valuation?

When I was house hunting, I paid no attention to 'offers over' and I am sure most people don't.

If you want £275k, put it on the market for £285k.

Bigger garden and extra room is easily worth £10k more, especially if the garden is notably larger.

Years ago we sold a house , estate agent said £165k was the ceiling price. We thought otherwise and put it on for £175k. She said if it didn’t get any viewings then it was no reflection on her as she thought it was too high. We sold it first day for £174k. Just put it on for what you think and see what happens.

That was probably a different market though. This is a sluggish market so if you don’t price it right you won’t get any offers at all & then have to reduce it which isn’t ideal.

I hate 'offers over'. Completely disregarded them when we were house hunting, didn't even view.
How much over? Can I even afford it? God knows. Can't be bothered with the stress.

It also buggers up the searches on RM etc - your budget is 200k, and you get back a load of 'offers over 200k' it's annoying.

It also, to me, feels like the sellers are greedy and I'll end up in a bidding war or gazumped. I appreciate that might just be a me thing, but it really puts me off.

OIRO, just pointless. Surely it's rare for someone to immediately offer the asking price? Everyone offers 'in the region of' don't they?

Just put up how much you want for it, while allowing for the fact you'll probably sell for a few 000s less. Everyone knows where they stand then.

Pretty much ignore whatever price they list. View everything you like that you feel is worth your budget. Offer your one and only best price on what you like.

I actually prefer to have a garage as I put my car in it. We have 3 cars so need the garage and the spaces for 2 cars.

Next door have 1 car and the garage was converted because the owner can't get up and down the stairs.

It sold the last week in December, so recent.

In our row we have 2 types of houses and a much smaller type of house sold for £250k last November so no way would I expect £250k and the EA told me £250 was far too low for our house.

It went on this morning and I've already got one viewer on Friday and 2 over the weekend,

Or maybe the EA got it wrong and didnt know the market as well as she thought she did ?

@BG2015 I agree with regard to the garage. We’re looking now and it’s disappointing how many people have converted the garage. We want a garage and as soon as we see the conversion we just click off the listing