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Original poster

Low offers due to people wanting to make big changes to the house

219 replies

CBradshaw · 30/10/2025 16:50

We are selling my Dads house after he passed away. The offers received so far have been 10% or more below asking price. They've all said it's because they want to extend or make changes to the house (such as moving the location of the front door). We have declined all offers, as we know the house is worth close to the asking price, due to location (sought after road in the town), and the size/privacy of the front and rear garden.

Is it normal for buyers to pay a lot less for a house that they want to change, but doesn't actually need any alterations? I think they want a house on this road, but the actual house/layout doesn't meet their requirements.

OP posts:
Nearly50omg · 30/10/2025 17:28

take it off the market and then increase it 10% and put back on with the price increase and then the 10% reduction in price offer is acceptable :)

Original poster
CBradshaw · 30/10/2025 17:30

youalright · 30/10/2025 17:23

Are you going back with a counter offer or just refusing

We have rejected both offers. It's on for 750, but we have received 2 offers - 660 and 670.

Others have said that if they were to make an offer, it would be around 710-720 (but they have decided it wasn't the house for them).

OP posts:
Littletreefrog · 30/10/2025 17:31

CBradshaw · 30/10/2025 17:18

Exactly! There is nothing wrong with the house - it has been well maintained. I understand we probably won't get the asking price, but it seems people are wanting pay a lot less, to make non-essential changes to the property.
Three estate agents said it was worth at least the price we have put it on for. But we are willing to accept a 3 or 4% reduction. It is a large 4 bed house in an expensive area, and a 10% reduction is a large amount of money (splitting the proceeds between siblings, who will use the money to help buy their own properties). Most houses where we live will need to pay stamp duty.

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I'm reality it doesn't matter why people are offering less. The fact is they are offering less. You can either take the lower offer in order to have cash in the bank or you can wait it out in the hope of a higher offer however that will cost you money in terms of insurance, heating, council tax (potentially), any running repairs needed etc.

rainingsnoring · 30/10/2025 17:31

Buyers will offer what the property is worth to them, after doing their sums. What you think it is worth and what you are willing to accept isn't all the relevant if you only get offers at 10% off the asking price.
If you and the estate agents are correct you will soon get an asking price offer so hold on if you are convinced that your asking price is correct.

rainingsnoring · 30/10/2025 17:33

Out of interest, @CBradshaw, how long has it been on the market for? If it's only been on a couple of weeks, you have a good chance of getting a nearer asking price offer. If it's been on for 6 months already, I would have grabbed one of the offers or tried to negotiate if I were you.

OnlyMabelInTheBuilding · 30/10/2025 17:33

I think you’re may also be unintentionally offended that people think the layout of your dad’s lovely house is ‘wrong’

As PP said, it’s only worth what someone wants to pay. If multiple viewers have said they want to make changes, it probably needs it.

Pjnow · 30/10/2025 17:33

I think if people want house on that road, but not the one you're selling, it probably isn't worth what you think it is.

If it is, someone will pay it, it depends how long you want to wait with no guarantee of the higher sale price.

GloriaMonday · 30/10/2025 17:34

Buyers will offer what the property is worth to them, after doing their sums.
They'll offer a low price in the hope it is accepted.

MinervaMouseHunter · 30/10/2025 17:34

Others have said that if they were to make an offer, it would be around 710-720 (but they have decided it wasn't the house for them)

Ah yes, hypothetical offers, that highly reliable indicator of value from people with zero skin in the game 🙈

Pjnow · 30/10/2025 17:35

My house is "fine" well maintained and spacious, but I wouldn't buy the same layout again now as the way people live has changed.

Pjnow · 30/10/2025 17:36

CBradshaw · 30/10/2025 17:30

We have rejected both offers. It's on for 750, but we have received 2 offers - 660 and 670.

Others have said that if they were to make an offer, it would be around 710-720 (but they have decided it wasn't the house for them).

Show quote history

Surely they"re just telling you the same thing, in a different way. The layout doesn't work for them.

Littletreefrog · 30/10/2025 17:36

GloriaMonday · 30/10/2025 17:34

Buyers will offer what the property is worth to them, after doing their sums.
They'll offer a low price in the hope it is accepted.

Yes every buyer tries it on a bit with the first offer but if that is rejected and they still want the house they will up the offer. If you are rejecting the offers and they aren't coming back with another offer then they don't want the house enough to pay more. OP have you and your siblings agreed in the lowest offer you would accept, are you letting people know this when you are rejecting their offers?

FKAT · 30/10/2025 17:40

Not sure what the point of this thread is. If you don't want to sell at that price, keep it on the market or negotiate them to a better offer. Your estate agents sound a bit weak if they're not negotiating for a better price from interested parties.

When it comes down to it, it's the difference between 3 siblings having £250k each for a house deposit at an indeterminate time in the future or £225kish each for a house deposit now. You all have to decide what's worth it.

KeepPumping · 30/10/2025 17:40

CBradshaw · 30/10/2025 17:18

Exactly! There is nothing wrong with the house - it has been well maintained. I understand we probably won't get the asking price, but it seems people are wanting pay a lot less, to make non-essential changes to the property.
Three estate agents said it was worth at least the price we have put it on for. But we are willing to accept a 3 or 4% reduction. It is a large 4 bed house in an expensive area, and a 10% reduction is a large amount of money (splitting the proceeds between siblings, who will use the money to help buy their own properties). Most houses where we live will need to pay stamp duty.

Show quote history

Estate agents often value high to get your business then advise price drops later on if the house doesn`t sell, the only valuations that count are those of a mortgage lender or other professional valuation brought in by the buyer. Are you using price tracking to see what other sellers of similar properties are doing, Property Log for example?

CloverPyramid · 30/10/2025 17:41

The layout of a house can dramatically affect its value. Maybe your asking price is fair for a (for example) 3 bed semi with a desirable layout, but not for the layout you actually have.

If everyone who has offered has mentioned wanting to do extensive work on the layout, you need to accept that you don’t have a desirable layout house.

rainingsnoring · 30/10/2025 17:48

GloriaMonday · 30/10/2025 17:34

Buyers will offer what the property is worth to them, after doing their sums.
They'll offer a low price in the hope it is accepted.

No. Buyers offer what the property is worth to them. A minority may always offer low in the hope of opening a negotiation but that hasn't happened here as they haven't come back to the OP. Have you forgotten what happened during the pandemic period? So many buyers were bidding way over asking price. Now, the economy has changed, sentiment is much lower and so the housing market is falling.

singthing · 30/10/2025 17:48

Surely if you are so convinced of its value, these offers are entirely meaningless anyway? So why bother posting about them, just sit tight and wait for the one you know will come any time now?

And you think changes may be "non-essential", but you aren't the potential buyers, are you.

TheBlueHotel · 30/10/2025 17:50

People always insist their houses are worth more but if nobody's offering what you want then it's not worth that. You also think it doesn't need modernising but I think you're probably wrong about that. It's totally normal to offer under asking price and you may need to adjust your expectations.

GloriaMonday · 30/10/2025 17:51

I disagree @rainingsnoring , they'll know it's a buyer's market and a quiet time of year.

TheBlueHotel · 30/10/2025 17:51

Irenesortof · 30/10/2025 17:02

But to answer your real point, the buyer wanting to extend or modify the house isn't a good reason to offer less. Offering less because it needs a new roof or has a damp problem is reasonable.

Of course it's a good reason. Any reason is a good reason. Are you confusing making a lower than asking offer with asking for money off after a survey?

KeepPumping · 30/10/2025 17:52

rainingsnoring · 30/10/2025 17:31

Buyers will offer what the property is worth to them, after doing their sums. What you think it is worth and what you are willing to accept isn't all the relevant if you only get offers at 10% off the asking price.
If you and the estate agents are correct you will soon get an asking price offer so hold on if you are convinced that your asking price is correct.

Buyers often make offers then get down-valued by their mortgage lender, an initial offer doesn`t mean much really, that can just be people trying to "secure" the house.

traintonowheretoday · 30/10/2025 17:54

If they are all saying the same though then they can’t all collectively be wrong and therefore it’s the asking price and/or the layout is putting everyone off

Bluevelvetsofa · 30/10/2025 17:54

It doesn’t matter whether you think the house doesn’t need any changes. The fact is that those who have made offers, have done so on the basis of wanting to make changes that will suit them and their family. Even if a house meets the criteria people have, there are always things they may want to change.

You can leave the house on the market and see if it improves next year.
You can take it off the market and try next year.

There will be charges attached to the house soon, especially as the house must be kept maintained to avoid burst pipes and for insurance purposes. I think the potential beneficiaries need to discuss a strategy and how the finances will be arranged.

rainingsnoring · 30/10/2025 17:55

GloriaMonday · 30/10/2025 17:51

I disagree @rainingsnoring , they'll know it's a buyer's market and a quiet time of year.

Ah, so you mean that buyers are currently making lower offers, not that they do as a rule? I've no idea if that is true currently, I guess it will vary in different areas. A buyer's market is one where prices decline though, so lower offers and sales prices are to be expected.

Screwyoucolin · 30/10/2025 17:55

CBradshaw · 30/10/2025 17:18

Exactly! There is nothing wrong with the house - it has been well maintained. I understand we probably won't get the asking price, but it seems people are wanting pay a lot less, to make non-essential changes to the property.
Three estate agents said it was worth at least the price we have put it on for. But we are willing to accept a 3 or 4% reduction. It is a large 4 bed house in an expensive area, and a 10% reduction is a large amount of money (splitting the proceeds between siblings, who will use the money to help buy their own properties). Most houses where we live will need to pay stamp duty.

Show quote history

You are taking it too personally. People will offer what they feel it is worth to them, given the work they will want to do. Some home owners may accept the lower offer and others like you won't. I cannot help but think though if the house is worth what you think it is why you haven't had offers of that amount?

You will of course hold out for more and take the gamble of waiting or reducing after a while - totally your prerogative.