What does guide price mean and how the he'll do I know what to offer?

[Lowerechelons]

It's a one off new build (ie not on an estate).

It seems expensive to me, but the layout and location is perfect, the spec high, so I'd guess demand will be high and justify the price. I want it as somewhere to live, not an investment, it will be worth whatever I have to pay, to me.

Will they be expecting offers over the guide price, or hoping to make the guide price?

We had a guide price 315k-330k and accepted 320k (we'd already found our onward and wanted to sell asap so didn't hold off)

Our purchase had a price 450-470k and they accepted 450k (it had been up for 5 weeks and they were moving abroad)

I'd say they have some movement but no loads!

Our house had a guide price of 275-310. We (cheekily) offered 275, expecting to go up to our max of 305, and it was accepted- we were first time buyers so that worked in our favour.

It depends where you are, in Scotland you are expected to offer considerably over the asking price. It’s something I’ve never really understood.

As far as I can see, the highest price in the range is what the seller expects: the lower price is what the estate agent has been trying to persuade them to accept.

As ever, offer what it’s worth to you.

... and don't offer more than you can comfortably afford.

I've just pulled out of a sale of a one off new build. Make sure it has a ten year structural warranty before you get too deep into the conveyancing process. If there's no warranty, you will struggle to get a mortgage (providing you need one), and also that was the first red flag of many in our sale, as they cut all sorts of corners which weren't visible from the high spec looking finish. You want some reassurance the structural integrity is sound as it's too soon for the cracks to start showing.

Definitely try to get it for the bottom of the guide price.

Some people would even try offering under the guide price but that is unlikely to be accepted unless the house has been on the market for a while with no offers.