Is this a cheeky offer?

[Laf90]

House listed in July at £425,000. Reduced the next month to £415,000. House still on the market no further reductions. Would you think £385,000 is a cheeky offer? My house is sstc, contracts currently being prepared. Haven't viewed the house as I don't want to waste anyone's time if the offer is unlikely to be accepted but agent has confirmed still available.

In this market someone with zero other offers is VERY believable, and an EA just riffing on a lot of nonsense is also believable, someone probably drove past and waved as they zoomed away or something and that has been translated into " multiple other good offers" LOL.

What is the point of putting it on the market if you don"t listen to the market you mean?

Nice price drop, and the market is WAY less stable now than 2023.

I would turn your offer down because the house has already been reduced and you're offering significantly under what it has been reduced to. Unless the seller is desperate I can't imagine they would accept.

Maybe, but the asking price isn"t the real world, so reductions from that are relatively meaningless to anyone but the seller, the real world is the offers you actually get, it is up to the seller whether they really want to sell or not.