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Original poster

Offers over

13 replies

TealAndTurquoise · 10/09/2025 14:29

I live in a big city in the north west. I've found a house I love that says offers over £290,000 on the listing. I'm a FTB and my max budget is £300,000, the same as the stamp duty threshold.

Do I offer £290k or less? I've read conflicting opinions online from people who say they offered less and got their house, and others saying you should offer at least what they're asking. Do you think the owners are expecting much over £290k?

The house has everything I want and is ready to move into. This appeals to me as I don't want a renovation project and I can decorate as I go if I get it.

OP posts:
Bluevelvetsofa · 10/09/2025 14:34

I hate offers over. I bet there was a disagreement between the vendor and the agent and that was the compromise.

What are other similar houses selling for? Otherwise, it’s a question of how much interest there is and how much you want it.

CountAdhemar · 10/09/2025 14:40

Just ignore the tag-line: 'guide price', 'offers over' etc. It might as well say 'Monkey nappies' as I once read on Reddit.

I'd even ignore the £290k price tag.

Just offer what it's worth to you. Not too little that you get regret risk for not getting it. Not too much that you can't afford it.

The 'conflicting opinions' you refer to are not conflicting. They are both true at the same time. Some people get houses saying 'offers over' for less. Some sellers get exactly what they want and a bidding war takes them well over the price.

Good luck

Original poster
TealAndTurquoise · 10/09/2025 14:41

Bluevelvetsofa · 10/09/2025 14:34

I hate offers over. I bet there was a disagreement between the vendor and the agent and that was the compromise.

What are other similar houses selling for? Otherwise, it’s a question of how much interest there is and how much you want it.

Similar houses in the area are on for £270k to £300k. It went on with this estate agent a week ago, but it was on with another one a few weeks ago at offers over £295k. Does the fact that they've relisted it at £5k less mean they're more likely to accept an offer of £290k?

OP posts:
Mosaic123 · 10/09/2025 14:46

I'd offer £291,000. See what happens.

You can then go up a bit if it's your perfect house.

rainingsnoring · 10/09/2025 15:21

TealAndTurquoise · 10/09/2025 14:41

Similar houses in the area are on for £270k to £300k. It went on with this estate agent a week ago, but it was on with another one a few weeks ago at offers over £295k. Does the fact that they've relisted it at £5k less mean they're more likely to accept an offer of £290k?

Show quote history

Research your local market very carefully before you offer. Thinks carefully what this particular property is worth to you. Make sure you can comfortably afford the mortgage, considering possible rate rises down the line. Ignore the advertised price and OIEO and offer what you think it is worth. Presumably no one else offered £295 or more a few weeks ago so they are unlikely to rush in now that they have reduced by a grand 1.5%! I suspect it's likely that you could get it for less than £290, especially as you are in a good position as a FTB.

DrySherry · 11/09/2025 10:35

What this probably means is that the seller has decided they won't or can't afford to sell at less than £290k. Its worth ignoring and just offering what you think the property is worth to you. You may or may not get a counter offer. Unfortunately the market is full of adverts like this where the seller considers their financial situation before the actual value. This is why many find the offers over frustrating. I would go ahead and make a lower offer personally. No harm done and it shows you are seriously interested if the seller can adjust their expectations or, more likley, their needs.

Advocodo · 11/09/2025 12:37

A different take on this, is that maybe they won’t move cos that can’t afford to if they don’t get over £290k. Or they think that their house is worth at least that before they will consider moving. can you find out the position or plans of the sellers of the house. But yes I would probably just ignore offers over unless it’s the house you love and there is no other house that you love as much and even then go a little less than £290k. Try to compare it to similar houses for sale or recent sold ones. Good luck. Please keep us updated.

mondaytosunday · 11/09/2025 13:36

Ignore it. Offer whatever - £280 or thereabouts. They will inevitably say no (I’m always amazed if I get a yes with first offer, even if I’ve said it’s my max), hopefully counter or not. Then increase it til you get to your max/get accepted.

TwelvePercent · 11/09/2025 13:52

How long has it been in the market & what's your position?

We said offers over but I freely admit I was being a chancer & never expected to achieve more than the figure stated, it was just to stop silly offers really.

After a bit of negotiation, we accepted a price 5k under from the first viewers as they were in a good position.

Just ignore it & assume it's up for £290k
I'd try £280 first if I loved it. Nobody takes the first offer, so be prepared to go up but if they've already reduced it's a good sign they're out of the honeymoon period & open to negotiation.

Original poster
TealAndTurquoise · 11/09/2025 14:58

@Advocodo @DrySherry @TwelvePercent @mondaytosunday thanks very much for your replies. You've all given me a lot to think about. It's the house I've liked the most in months of looking online. I have a viewing at the weekend. Hopefully it looks as good in person and I can go from there. I'll come back and update if I put an offer in.

OP posts:
Cutleryclaire · 11/09/2025 15:03

I sold my last house as offers over.

The agent recommended it to generate interest and get several options on the table.

It worked and we did 40 viewings over one weekend and got 8 offers. All but one over the asking price.

That was 8 years ago so different market conditions but wanted to explain why we did offers over to add to the reasons given above.

XVGN · 11/09/2025 16:21

Ignore the ticket price. Only offer what the home is worth to you - the amount that you can comfortably afford and at which you would be happy to lose it if someone offered more.

Two resources to check.

  1. Houseprices.io (what would the price be now if increased by HPI)
  2. Ottaproperty.co.uk (click on Trends, select the postcode, see how the average price of flats have changed since last purchased)
rainingsnoring · 11/09/2025 19:22

Cutleryclaire · 11/09/2025 15:03

I sold my last house as offers over.

The agent recommended it to generate interest and get several options on the table.

It worked and we did 40 viewings over one weekend and got 8 offers. All but one over the asking price.

That was 8 years ago so different market conditions but wanted to explain why we did offers over to add to the reasons given above.

I think OIEO can work really well but only when you set the price low, ie genuinely below what other similar properties are selling for. As you say, the market is different now but the same principle applies.
This seller has apparently failed to do that, hence the lack of interest at £295k and the tiny reduction. @Advocodo may be right that he 'needs' £290k to be able to move or he may have been unhappy with the first agent and the second suggested a reduction or maybe he knows that he is kite flying. Whatever the case, the only thing @TealAndTurquoise can do is offer what she thinks the property is worth, ensuring that she can comfortably afford what she offers rather than trying to second guess the seller's situation. The only thing I would say is to be careful not to get carried away with one specific house or bidding wars at a time when the market is slow/falling and the general economic situation is very bad.

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