What Is a Cheeky Offer on a House

A “cheeky offer” is an informal term used in UK property transactions to describe a bid made well below the asking price of a house. It is typically seen as bold or audacious, sometimes even borderline insulting to the seller. These offers are usually 10 to 20 percent lower than the listed price, though in some cases they can be even lower. Whether a cheeky offer is successful depends on the seller’s motivation, the market conditions and the way the offer is presented.

Buyers often make cheeky offers when a property has been on the market for a long time, needs substantial work, or is clearly overpriced. While there is no fixed percentage that defines a cheeky offer, the key characteristic is that it significantly undercuts the expected sale price, pushing the boundaries of what a seller might accept.

Why Buyers Make Cheeky Offers

There are several reasons a buyer might try a cheeky offer. In a slow or cooling market, buyers may feel more confident in negotiating lower prices, especially if they are in a strong position such as being chain-free or a cash buyer. A property that has lingered on the market without offers or has recently had a price reduction may signal that the seller is open to negotiation.

Some buyers also use cheeky offers as a strategic starting point, knowing they can increase their bid later if needed. This approach gives them room to negotiate upwards while still potentially securing the property at a discount. Others may feel the property is significantly overvalued and want to test the seller’s expectations.

How Sellers Typically React

A seller’s reaction to a cheeky offer will vary depending on their circumstances. If the offer is perceived as too low, they may reject it outright without a counter-offer. In other cases, they may be open to negotiation, particularly if the buyer has no chain, is flexible on timelines, or has a mortgage in principle already in place.

A cheeky offer can sometimes lead to productive dialogue if presented respectfully and backed with a rationale. Pointing out structural issues, outdated interiors or the cost of required renovations can help justify the price. However, if a seller is emotionally attached to the property or under no pressure to move, they may find the offer offensive and refuse to engage further.

When a Cheeky Offer Might Work

Cheeky offers are more likely to be successful when a seller is motivated to move quickly due to a change in circumstances such as divorce, bereavement, relocation or financial difficulty. Similarly, if the property is empty or probate-listed, the seller may be more inclined to accept a lower offer to avoid ongoing costs.

The offer also has a greater chance of success in a buyer’s market, where supply outstrips demand. In contrast, in a strong seller’s market with lots of competition, a cheeky offer is less likely to be accepted and could result in losing the property to another buyer.

How to Make a Cheeky Offer Properly

If you plan to make a cheeky offer, it is important to do it through the correct channels and with a clear strategy. Submit the offer in writing via the estate agent, including details of your financial position, mortgage approval, and any advantages such as being a cash buyer or ready to proceed quickly.

Including a brief explanation can help your case. Mentioning recent comparable sales, the cost of necessary work or market trends can make the offer appear more realistic. Keeping the tone professional and polite ensures the seller does not feel personally insulted, even if they initially decline the offer.

Risks of Going Too Cheeky

There is always a risk that a very low offer will alienate the seller or result in being dismissed as unserious. If there are other interested buyers, a cheeky offer could also cause you to miss out entirely. You may also lose negotiating credibility if you return later with a higher bid, as the seller may become wary of your tactics.

It is important to balance ambition with realism. Offering too low may save money in theory, but if it results in delays, missed opportunities or legal costs from a failed purchase, it may not be worth the risk.

Conclusion

A cheeky offer on a house is a bold move that can pay off in the right market and circumstances. It involves offering significantly below the asking price, often to test the seller’s willingness to negotiate or to reflect genuine issues with the property. Success depends on timing, communication and the overall appeal of your position as a buyer. While cheeky offers can save money, they should be used with care, diplomacy and a clear understanding of the market conditions.