How Much to Offer on a House with Offers Over

In the UK property market, seeing a listing marked with “offers over” can cause uncertainty, especially for buyers who are not familiar with the term. It means the seller is inviting bids above a certain price, but it does not specify how much over. Making the right offer is a balance between being competitive and not overpaying, particularly in a fast-moving or competitive market. Understanding the motivations behind this pricing strategy and how to approach it can help you make a confident and informed offer.

What Does 'Offers Over' Actually Mean

“Offers over” is used by estate agents and sellers to indicate that the price shown is the minimum they are willing to consider. It is often a strategic choice to encourage competition among buyers and drive the price upwards. Unlike “guide price” or “asking price”, which suggest a more fixed expectation, “offers over” leaves the final figure open-ended and signals that buyers should expect to go higher.

In some cases, the seller may be testing the market or hoping for a bidding war. In others, they may have already received offers close to the minimum and are seeking something better. This is particularly common in Scotland, where sealed bids and fixed closing dates are a regular part of the process, but it is becoming increasingly common in England and Wales too.

How Much Over Should You Offer

There is no set percentage or formula to calculate how much over to offer, as it depends on market conditions, competition, and how much you want the property. In a slow or stable market, you might offer just £1,000 to £5,000 over the advertised figure, especially if the property has been on the market for a while. In a hot market with multiple interested buyers, going 5 to 10 percent above the “offers over” figure might be necessary to stay in contention.

Always research recent sale prices of similar homes in the area. If the “offers over” price is already at or above local averages, you may decide not to increase your offer by much. On the other hand, if the price seems deliberately low to spark competition, you may need to go in stronger from the outset.

Is the Seller Likely to Accept Below the 'Offers Over' Price

While “offers over” implies a minimum, it is not a legal requirement. Sellers can and sometimes do accept offers below that price if interest is limited or they are motivated to move quickly. For this reason, it is not unreasonable to open slightly under if the market is quiet or you are in a strong position as a buyer with no chain or ready finance.

However, consistently low offers on “offers over” properties can be dismissed quickly, and sellers may be advised by agents not to engage with buyers who appear to be testing the waters rather than serious contenders.

Other Factors That Affect Your Offer

How much you offer is not only about price. Sellers may value speed, lack of complications or flexibility just as much. A cash buyer or someone without a chain can often offer slightly less and still be attractive compared to a higher offer with multiple contingencies.

Adding a personal touch to your offer or having your mortgage in principle and solicitor ready can also give you an edge. A clean, simple offer can win over a slightly higher but less certain bid.

Tips for Making a Strong Offer

Do your homework on the local market, understand the seller’s motivation if possible, and make sure your financial position is rock solid before making an offer. If it is a home you truly want, consider how disappointed you would be if someone else offered just £2,000 more and secured the sale. That small extra might be worth it for peace of mind.

If you are uncertain, speaking to the estate agent can sometimes give insight into how much interest there has been and what kind of offer the seller is hoping for. Just be cautious not to reveal too much of your own hand in the process.

Conclusion

When it comes to making an offer on a house listed with “offers over”, there is no single right number. Most buyers offer slightly above the listed figure, but how much depends on demand, competition and your own appetite for risk. Research, timing and negotiation are key. Be realistic, but also be prepared to walk away if the bidding goes beyond what the property is truly worth to you.