Making an Offer on a House in the UK: Step-by-Step Guide

By weMOVEtogether Updated March 2026 10 min read

Everything you need to know about making your first property offer — from preparation and pricing to a copy-paste email template and negotiation tactics.

Making an offer on a house is one of the most exciting — and nerve-wracking — moments in the homebuying journey. For first-time buyers in the UK, it can feel like stepping into unknown territory. How much should you offer? What do you say to the estate agent? What if you get it wrong?

The good news is that making an offer is more straightforward than most people think. This guide walks you through every step, from getting your finances in order to sending a professional follow-up email. By the end, you will know exactly what to do, what to say, and what to include.

Before You Make an Offer

Preparation is everything. Before you pick up the phone to the estate agent, make sure you have these three things sorted.

Get a Mortgage Agreement in Principle

An Agreement in Principle (AIP) — sometimes called a Decision in Principle — is a conditional statement from a lender showing how much they are willing to lend you. Most estate agents will ask if you have one before taking your offer seriously. It typically takes 24 to 48 hours to arrange and lasts 60 to 90 days.

If you have not arranged your AIP yet, use our mortgage calculator to estimate what you can borrow, then speak to a lender or mortgage broker. For a full walkthrough, see our first-time buyer mortgage process guide.

Research Comparable Sold Prices

Before deciding what to offer, check what similar properties in the same area have actually sold for. The HM Land Registry publishes sold prices for every property in England and Wales. Look for properties of a similar size, type, and condition that have sold within the last six months.

Know Your Budget Ceiling

Your budget is not just the purchase price. Factor in stamp duty, solicitor fees (typically £1,000–£1,800), survey costs (£300–£700), and removal costs. A common mistake is stretching to afford the property price without leaving room for buying costs, which can total £5,000 to £15,000 on top of the purchase price.

How to Decide What to Offer

There is no single formula for the "right" offer amount, but these factors should guide your decision.

Check Land Registry Sold Prices

If a property is listed at £280,000 but comparable homes nearby have recently sold for £260,000–£270,000, that gives you evidence to support a lower offer. Estate agents set asking prices, but sold prices reflect what the market is actually paying.

Consider Time on Market

A property that has been listed for six months or longer may have room for negotiation. One that went on the market yesterday in a popular area is likely to attract multiple offers — and a below-asking offer may not get a look in.

The 5–10% Rule (and When to Ignore It)

Many guides suggest opening with an offer 5 to 10 per cent below the asking price. This is a reasonable starting point in a balanced market, but it is not a universal rule. In a hot market with competing buyers, you may need to offer at or above asking price. In a slow market, a lower opening offer is more likely to be entertained.

Step-by-Step: Making Your Offer

Step 1: Call the Estate Agent

Offers in the UK are almost always made through the estate agent, not directly to the seller. Call the agent and say something like: "I would like to make an offer on [property address]." Keep it professional and calm.

Step 2: State Your Position

The agent will want to know your buying position. Be ready to share:

• Your offer amount
• That you are a first-time buyer (no chain to slow things down)
• That you have an Agreement in Principle for the required amount
• Your preferred completion timeline

Step 3: Follow Up in Writing

After your verbal offer, send a follow-up email to the estate agent. This creates a written record and shows you are a serious, organised buyer. See our offer email template below.

Step 4: Wait for the Response

The estate agent is legally required to pass your offer to the seller. Typical response times range from a few hours to a few days. If you have not heard back within 48 hours, it is reasonable to follow up with a polite call or email.

What to Include in Your Offer

A strong offer is not just about the price. Include these details to make your offer stand out:

• Purchase price: Your specific offer amount
• Financial position: Confirmation of your AIP, deposit amount, and mortgage lender
• Chain status: As a first-time buyer, you are chain-free — this is a significant advantage
• Completion timeline: How quickly you can complete (typically 8–12 weeks for first-time buyers)
• Solicitor details: If you have already chosen one, include their name and firm
• Any conditions: For example, subject to satisfactory survey results

Sample Offer Email Template

Use this template to follow up your verbal offer in writing. Adjust the details to match your situation.

What Happens After Your Offer

Once you have made your offer, three things can happen.

Your Offer Is Accepted

Congratulations — but the process is only just beginning. Once accepted, you need to:

1. Instruct a conveyancing solicitor immediately
2. Submit your full mortgage application to your lender
3. Book a property survey (Level 2 HomeBuyer Report or Level 3 Building Survey)
4. The estate agent will send a memorandum of sale to all parties

Use our timeline planner to track every step from offer to completion.

Your Offer Is Rejected

A rejection is not necessarily the end. Ask the agent why it was turned down and whether the seller gave any indication of what they would accept. You can then decide whether to increase your offer or move on to other properties.

Your Offer Is Countered

The seller may come back with a counter-offer — a price somewhere between your offer and the asking price. You can accept, reject, or make another counter-offer. This back-and-forth is normal and usually resolves within a day or two.

Negotiation Tips for First-Time Buyers

1. Never reveal your maximum budget. The estate agent works for the seller and will use this information to push you higher.
2. Stay calm and professional. Emotional buyers tend to overpay. Treat the process like a business transaction.
3. Be prepared to walk away. The willingness to walk away is your most powerful negotiating tool. There will always be other properties.
4. Ask what the seller wants beyond price. Sometimes a quick completion or flexibility on the moving date matters more to the seller than an extra few thousand pounds.
5. Use evidence, not emotion. Reference comparable sold prices, any issues found during the viewing, and the length of time the property has been on the market.
6. Do not make too many small increases. If your first offer is rejected, increasing by £500 each time signals that you have more to give. Make meaningful jumps or hold firm.

Common Mistakes When Making an Offer

• Offering without an AIP. Without proof of affordability, the seller has no reason to take your offer seriously.
• Going in too low on a competitive property. In a busy market, a lowball offer may cause the agent to dismiss you as an unserious buyer.
• Not factoring in buying costs. Stretching to the maximum purchase price and then discovering you cannot afford stamp duty, solicitor fees, and the survey can derail the entire purchase.
• Skipping the follow-up email. A verbal offer is easily forgotten or deprioritised. Written confirmation shows commitment.
• Revealing your ceiling to the agent. "We can go up to £300,000" guarantees you will end up paying close to £300,000.