In the UK, a reasonable offer on a house is typically 5–10% below the asking price. In slower markets, buyers may negotiate 10–15% below asking, while in high-demand areas homes often sell at or above asking price.
Understanding what is realistic in your specific situation can help you negotiate confidently without risking the purchase.
How Much Below Asking Price Is Considered Reasonable?
In most UK markets in 2026:
- In highly competitive areas, offers are often within 0–5% below asking
- In balanced markets, 5–10% below asking is common
- In slower markets, 10–15% below asking may be achievable
These are guidelines rather than fixed rules, but they provide a sensible starting point.
The Asking Price Is a Guide
The asking price reflects what the seller hopes to achieve, not necessarily what they will accept. Some homes are priced slightly higher to leave room for negotiation, while others are priced competitively to attract strong early interest.
Before deciding what to offer, compare recent sold prices of similar properties nearby and assess whether homes are selling at, below or above asking. If the property appears fairly priced, an initial offer around 5% below asking is often reasonable. If it appears overpriced compared to similar homes, a lower starting offer may be justified.
Market Conditions Make a Difference
Market conditions significantly influence what is considered a sensible offer. In a buyer’s market, where supply outweighs demand, sellers are often more open to negotiation. In these conditions, offering 5–10% below asking is common.
In a seller’s market, where demand exceeds supply, properties may attract multiple offers. In that situation, offering significantly below asking may reduce your chances of success.
Local conditions matter more than national headlines, so research the area carefully.
How Long Has the Property Been on the Market?
Time on the market is a strong indicator of negotiating power. Newly listed properties often attract stronger offers and limited flexibility. If a home has been listed for one to three months, a reduction of 5–10% may be realistic. If it has been on the market for several months without selling, the seller may be more receptive to a stronger negotiation.
The Property’s Condition Can Justify a Lower Offer
If the home requires significant repairs or modernisation, this directly impacts what is reasonable to offer. Structural issues, damp, roofing problems or outdated electrics all carry costs.
Obtaining quotes before agreeing a purchase price can strengthen your negotiating position and provide evidence to support a lower offer.
Is 5% Below Asking Price Reasonable?
In most parts of the UK, yes. An offer of around 5% below asking is rarely considered offensive and allows room for negotiation. In slower markets, starting closer to 10% below asking may be appropriate.
Offering 20% or more below asking is unlikely to succeed unless the property is significantly overpriced or the seller needs a quick sale.
Do You Need to Sell Your House Before Making an Offer?
You can make an offer without selling your existing property first, but sellers often prefer buyers who are chain-free or have already agreed a sale. If your purchase depends on selling your home, your negotiating position may be slightly weaker.
What Is a Reasonable Offer in 2026?
With borrowing costs higher than during the ultra-low rate period, buyers are generally more cautious and sellers are often more open to realistic negotiation than during peak market conditions. In many areas of the UK, starting discussions at 5–10% below asking remains a sensible and credible approach.
Before making an offer, it is important to understand not just what is reasonable in the market, but what is affordable for you. Your borrowing capacity, lender criteria and loan-to-value position can all influence how much you should commit.
Speaking to a qualified mortgage adviser before making an offer can help you understand how much you can borrow, how your offer affects your loan-to-value and which lenders are most suitable for your circumstances. If you are unsure where to start, our Best Mortgage Advisers Guide can help you find experienced advisers who support buyers throughout the offer and mortgage process.
