Another how much should I offer thread

[Soooooo]

DP and I have finally decided this is our year to move in together and have both SSTC. We have seen a house we both agree on - perfect location, Georgian, grade 2 listed, bit tired in places. It was initially on at 515k in November 2024 the reduced to 500k in April 2025 then reduced to 475k in October 2025. We can only think it hasn't sold because it is full of clutter, more cottage than grand and needs probably 30-40k spending on it.

This is a pretty popular area for context DH put his house for sale on the Monday and had 12 viewings by the end of the week 6 offers and it went over asking at sealed bids. I went up for sale Tuesday and was SSTC by Thursday.

The people that own it are bursting at the seams with DC and a new baby and obv need to move.

Question is what should we offer? We really don't want to go over 460k.

TIA.

I personally wouldn’t buy a Grade 2 listed building especially because English Heritage get a say in what you spend your estimated £30-40k.

notwithstanding that, if I was buying I’d assume they’d probably take £450k so I’d offer around that.

We live in a grade 2 listed property. You now need to get permission to make any internal changes (we moved an internal door six inches over, and decided against any other structural work). Please bear this in mind.

Agree with the poster above about the listed part. Also keep in mind you are coming with a chain of two properties from the offset so you are probably not the most attractive buyers. That said, I won’t hesitate to offer what you can afford and see how it goes.

Thanks - we do not need to change the structure of it, it has a brand new kitchen and bathroom so it is more about internal redecoration that a total gut. We will most likely refurb the 4 front sash windows although they seemed ok. There will be no internal remodelling.

We are not dependent on the sale on DH property it is my house that we need the sale from - we have a 10 year plan to take us to retirement and are using his equity to pay down the mortgage at a later stage.

I’d try £440k as my opener.

I’m pretty sure English heritage get a say in what happens internally too. And not just structurally.

You will need permission to change the windows unless you are literally repaininting them. Like for like repairs are OK but anything else should go through listed buildings consent.

I wasn’t asking for opinions of the grade 2 listing but on the offer price. We have done our research on buying a listed house and have plenty of equity we can drawer on.

Thanks for all your input.

I would offer £440k.

*Draw

Thanks folks I think 440k seems like a sensible opening offer and then we can steadily increase if needed.

Without seeing the listing, any of us are only guessing. It could be worth a lot less than you're thinking or a lot more.

If YOU think it's worth £460K, and can comfortably afford that, then that's your offer. If you want to play games to potentially save £20K then go ahead, so long as you're happy to lose the place to someone who is prepared to bid up to £460K straight out of the blocks.