🤯 “We’ve Found the One — But What Do We Offer?”

I get this message all the time.

“John, we love the house. It’s listed at £400k. We offered £375k, then increased to £380k. The windows are blown. Kitchen needs work. We don’t want to overpay — but we also don’t want to lose it…”

Sound familiar?

You’ve probably been there yourself — or you’re in it right now.

You find a house that ticks most of the boxes.
But now you’re stuck in offer limbo.
Go too low? You risk offending the seller or losing out.
Go too high? You risk screwing yourself financially.

And the worst part?

Every friend, agent, blog, and random TikTok comment has a different answer.
“Start 10% under!”
“No, offer asking price to show you're serious!”
“Wait to see what others are offering!”
“Play it cool!”
“Go all-in!”

It’s a minefield.

So let me cut through the noise with the truth no one tells you:

You’re not just making an offer.
You’re placing a bet.
And most people don’t even know the rules of the game.

This post is your guide to changing that.

If you want to buy smart — not scared — this is for you.

💡 How Much Should You Offer on a House?

The Brutally Honest Guide No Estate Agent Will Give You

When you make an offer on a house, you're not just picking a number.
You’re placing a bet.

A bet on the market.
A bet on the seller.
A bet on what that home is actually worth — to you.

But most buyers don’t think like that. They play the wrong game. They focus on asking prices instead of evidence. They obsess over “winning” the negotiation, and in the process, forget what really matters.

If you’re buying a house right now — especially in the UK’s twitchy, unpredictable market — read this before you make another move.

🏡 First: Understand What You’re Actually Buying

You’re not buying four walls.
You’re buying:

• Your next chapter
• Peace of mind
• School catchments
• Commute time
• Potential
• Escape

When people say “the house is worth what someone’s willing to pay,” they’re only half right. Because if you’re that someone, you better know what you’re doing — or you’ll pay more than you needed to.

📉 Why Most Asking Prices Are Rubbish

Let’s be blunt: the asking price is usually nonsense.

It’s not based on science. It’s not a valuation.
It’s a negotiation anchor. A “let’s see what happens” number. And if you treat it like gospel, you’ll either:

• Overpay by thousands
• Or miss the deal entirely by playing it too safe

So what do you do?

🔍 Start With Evidence — Not Emotion

Before you even think about making an offer, get your hands on this:

• ✅ Recent sold prices (not asking prices) for similar homes
• ✅ Same area, same layout, same condition
• ✅ Verified data — not what someone thinks it’s worth

Want to know what the house is actually worth?

Look sideways, not upwards.
Find 3–5 genuine comparable sales within the last 6 months. If there aren’t any, widen the search — but do it with caution.

If the agent hasn’t given you sold comps? Ask.
If they dodge the question? Walk.

💸 What If It Needs Work?

Here’s where most buyers lose their heads. They see blown windows, a dated kitchen, maybe a wall that needs knocking down — and they panic.

They think, “Well that means we have to go in low.”

Not always.

Ask yourself:
🔹 Has the asking price already factored in the condition?
🔹 Are there updated homes nearby that sold for more?
🔹 Could this actually be a bargain in disguise?

Don’t just count the cost of the work — count the potential uplift.
A £30k renovation on a house you got £40k under market is a win.
A £30k renovation on a home you overpaid for? That’s a mistake you’ll feel for years.

🧠 The 5-Question Offer Framework

Here’s how I coach my clients when they're ready to pull the trigger on an offer:

1. What do the comps say?

Ignore the fantasy figure on Rightmove. What do sold prices in the area tell you?

2. What’s the competition like?

Is it stale on the market? Are others viewing? Do you smell desperation or demand?

3. What does the property mean to you?

Location. Layout. Long-term vision. Does this home solve problems no other one does?

4. What’s your time horizon?

Short-term flip? Five-year plan? Forever home? The longer you stay, the less every grand matters.

5. How would you feel if someone else got it at this price?

That’s the emotional litmus test. If you’d be gutted — pay the extra £2k. If you’d shrug — walk away.

📊 Real Talk: Overpaying vs Losing the House

Here’s the bit nobody says out loud:

You might have to overpay slightly — on paper — to win the deal.
But if it’s the right house, at the right time, in the right location… it’s not overpaying. It’s positioning.

Let’s say you stretch £5,000 above the comps.

On a 25-year mortgage, that’s about £26 a month.

If that buys you the house that changes your life?
It’s the cheapest money you’ll ever spend.

🚨 But Whatever You Do — Don’t Wing It

This is not the time to guess. Or “go with your gut.”
You need a game plan, because:

• The market is unforgiving
• Agents are trained to extract maximum offers
• Emotion will cloud your logic the second you step into the hallway

So what do you do?

🔭 Your Next Move (If You’re Serious About Buying)

Don’t end up like the buyers I speak to every week — ones who regret offering too much, too fast, or missing the one house that mattered.

Here’s your playbook:

📲 Book a 1:1 Property Strategy Call — and I’ll help you break down comps, spot traps, and nail your offer

🌟 Follow for daily property advice on TikTok and Instagram

👋 Final Word

You don’t make offers.
You make bets.
You place them with strategy, with logic, and with guts.

If you’re not willing to walk away — you’ve already lost.
If you don’t know the numbers — you’ve already overpaid.

So before you throw a figure out there…

🔹 Know the evidence.
🔹 Know the emotional value.
🔹 Know what it’s really worth — to you.

And then go win the house.
Smart. Strategic. No BS.

#PropertyAdvice #UKHousingMarket #FirstTimeBuyer #HomeBuyingTips #EstateAgentTruths #HowToBuyAHouse #MakeTheRightOffer #NoBSPropertyAdvice #JohnSavagepowerdbyexp #RealEstateUK