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Original poster

Offering Under "Offers Over" in Scotland

18 replies

BuyWhichHouse · 30/10/2025 08:52

We're interested in a house that has been on the market in Scotland since February. It's priced at "Offers Over £225,000" and the home report valuation is "£250,000". However it's been on the market for over 8 months now with a price reduction in May.

The market in the area is slow and only the best houses seem to be selling. I don't know why this one hasn't as it doesn't have any obvious flaws apart from the location being slightly inconvenient and the heating system being electric radiators - apart from that it all looks good.

What would be your opening offer given how long it's been on the market and the fact it didn't sell all spring or summer? I don't think there are many buyers about at the moment due to time of year, upcoming budget, and the high tax (10%) on second homes which many houses in the area are.

OP posts:
TMMC1 · 30/10/2025 09:49

Yes, totally ok to do that, I have. It’s most likely the vendor is stuck in what they want rather than what’s realistic. Offer £200k

PerkyCyanPoet · 30/10/2025 09:55

No harm in trying if it’s been on for a while! But the fact they haven’t dropped the price further makes me think they might not be willing to take any less.

JacknDiane · 30/10/2025 09:58

I'd offer 215,000 see what happens

ComtesseDeSpair · 30/10/2025 10:09

I’d go in at what you realistically (based on local actual sold prices and the general market) think it’s worth, and it will either be an outright no, or a negotiation. You’ve nothing really to lose here.

We offered under, and it was accepted. We were cluelessly English, moving from England, and had no idea that “offers over” was seen as a fixed starting point in Scotland, we just took it as a guideline the same as in the English system! The property was unusual and had been on the market for over a year. Even the agent said that they felt that potential buyers were being put off making a lower offer because of the “offers over”, when they suspected the sellers would actually be willing to negotiate.

Coffeeishot · 30/10/2025 10:12

We bought our house under offer tbf it was a total shit tip but we did renovations. As a pp said it is probably expectations of the seller. Offer under see how it goes.

Jollyjoy · 30/10/2025 10:17

I can’t imagine any seller accepting under 225 if the HR value is 250, but I guess there is no harm in trying and asking what they are looking for if they refuse.

JacknDiane · 30/10/2025 10:18

I hate the offers over system we have here. It doesn't help anyone.

LadyDanburysHat · 30/10/2025 10:19

It is worth a try. We bought for less than the offers over, and less than home report value. But the house was then revalued lower.

It may be that they are not too bothered about selling so won't drop further, but you won't know unless you try.

Coffeeishot · 30/10/2025 10:22

Have you seen the house or just online op ?it might not be in the best area or near a dodgier area and that is why it isn't selling.

XVGN · 30/10/2025 11:50

You have to laugh really. The fact that the HR is £250K, but no one has bought it at that, surely indicates that the HR is just another - albeit somewhat educated -guess as to its real value. It's not a proclamation of fact. The fact that no one is sniffing around at 245 or 255 suggests that the guess wasn't that good in any case.

Ignore all the nonsense from sellers, EA's and surveyors. Only offer what a home is worth to you and that you can comfortably afford whatever happens to prices longer term.

SabrinaThwaite · 30/10/2025 16:36

When we sold, the surveyor asked us what valuation we wanted him to put on the home report.

rainingsnoring · 30/10/2025 17:17

Absolutely offer low. It hasn't sold in 8 months, was last reduced several months ago and the market appears to be falling.
What is it worth to you? No harm offering that figure. If they haven't had other interest or have had enough of waiting for offers or have realised that the market is falling and is clearly not willing to pay near 250k, they may accept your offer. You have nothing to lose offering them a lower figure.

Seeingadistance · 30/10/2025 17:53

The heating system being electric radiators will be putting some people off, to be fair. I bought a flat with electric heating and one of the first things I did was change that by having gas supply installed and the entire heating system changed.

That said, yes, you can absolutely offer under. Good luck!

Saz12 · 31/10/2025 20:37

HR value is 250k. Check date of HR - it needs to be redone after 12 months, and it's at least 8 months old. When it was valued, it would've been a comparison of "recent" sales of similar properties (hence the criticism that HR values cause a falling market to plummet & vice versa).

That is likely to yield some sensible justification of your offer. EG compatable properties A, B, and C sold for x, y, and z. The HR valuation is based on out-of-date information, so we want to offer a generous 220k or whatever.

GlobalTravellerbutespeciallyBognor · 15/03/2026 16:01

What happened OP? Did you get the house?

JacknDiane · 15/03/2026 18:09

Yes what happened @BuyWhichHouse?

Original poster
BuyWhichHouse · 15/03/2026 18:59

We ended up going back with a builder friend of ours who pointed out all the things that were going to cost money to repair and we decided not to offer in the end. Originally we were this with our hearts and not our heads but he managed to make us see sense. Sorry for the disappointing ending to the thread!

OP posts:
GlobalTravellerbutespeciallyBognor · 15/03/2026 19:31

Thanks for the update and good luck with the search if it is ongoing.

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