Buyers have more choice in parts of the UK property market, but that does not mean every seller will accept a substantial discount. Here is how to make an offer that is confident, credible and supported by evidence.

An asking price is not an independent valuation or a guarantee of what a home is worth. It is the figure at which the seller has chosen to test the market.

There is no percentage that works forevery property. A sensible offer should reflect comparable sales, the condition of the home, local demand and your position as a buyer - not simply an attempt to secure the largest discount.

Do buyers have more negotiating power in 2026?

In many areas, buyers have more choicethan they did during the most competitive periods of the market.

According to Rightmove's July 2026 House Price Index, the average asking price of a newly listed property fell by 1% during the month. The number of available homes was also close to a 12-year high for the time of year, requiring sellers to compete harder for attention.

This does not make every property overpriced. Rightmove also reported that most homes completing in 2026 had sold without an asking-price reduction. Correctly priced homes in desirable locations can still attract strong interest.

Research from the Home Owners Alliance found that reductions of up to 5% were relatively common, while discounts above 10% were much less frequent. National figures provide context, but the evidence surrounding the individual property matters more.

How much below the asking price is reasonable?

As a broad guide:‍

Potential offer      

When it may be  appropriate :

Asking  price to 2% below : The  property is newly listed, competitively priced or attracting several buyer

3% to 5%  below : Competition  is limited or comparable sales support a slightly lower value

5% to 10% below : The home  has been listed for some time, needs significant work or appears overpriced

More than 10% below : Serious  defects, leasehold concerns or clear evidence of substantial overvaluation  exist

On a propertymarketed at £300,000, 2% below is £294,000, 5% below is £285,000 and 10% belowis £270,000.

The greater the reduction, the stronger your evidence should be. An offer of £270,000 may appear opportunistic unless similar homes have sold near that figure or the property requires substantial repairs.

Check what similar homes sold for

The best comparison is not what neighbouring properties are advertised for, but what similar homes have completed at.

Use the HMLand Registry sold-price search to research completed sales in England and Wales. Recent transactions can take time to appear, so also review local listings and ask agents about comparable sales.

Compare properties by type, floor area,bedrooms, condition, tenure, parking, outdoor space and exact location. Use several recent examples rather than relying on one unusually high or low sale.

Consider time on the market

A newly listed home may receive furtherviewings and offers. A property that has remained available for months, changed agents or already had its price reduced presents a stronger case for negotiation.

Ask when it was first listed, whether previous offers or sales have fallen through, and whether the seller has a preferred completion date. Although the agent represents the seller, the answers may reveal whether certainty and speed could be as important as price.

Assess the condition carefully

Essential repairs should influence your offer, but cosmetic preferences should not automatically be treated as defects.An outdated kitchen may remain functional, while a failing roof, extensive dampor unsafe electrics could create unavoidable costs.

Before bidding, review our guide to the 10 things to check before making an offer on any property.It covers structural concerns, tenure, planning history and energy efficiency.

Leasehold buyers should also examine the remaining lease term, service charges, reserve funds and planned major works.Read Leasehold Reform in 2026: What Flat Owners and Buyers Need to Know before committing to a leasehold purchase.

Make your position attractive

The highest offer is not always thestrongest. A seller may accept slightly less from a buyer who is ready toproceed rather than risk a longer, uncertain chain.

Strengthen your position with a mortgage Agreement in Principle, evidence of your deposit, a solicitor ready to act anda clear timescale. First-time and chain-free buyers may be particularly attractive. Our step-by-step guide to buying your first homeexplains how to prepare.

How to submit your offer

Make the offer through the estate agentand confirm it in writing. Include the amount, your buying position, mortgage status, timescale and a brief explanation of how you reached the figure.

In England and Wales, an offer isgenerally not legally binding until contracts are exchanged. GOV.UK guidance also explains that the price may be reconsidered if a survey uncovers an unexpected problem.

The process differs in Scotland, whereformal offers are usually submitted through a solicitor. Buyers should follow Scottish Government guidance and take advice from their solicitor.

Know when to walk away

If your first offer is rejected, ask whether the seller will make a counter offer. Do not increase your bid simply because the agent says the seller expected more.

Set your maximum before negotiations become emotional. It should reflect the property's value and what you cancomfortably afford - not merely the maximum a lender might provide.

The best offer is not always the lowest.It is the figure supported by local evidence, the property's condition and your financial circumstances. In 2026, buyers may have more room to negotiate, but the goal is to avoid paying more than the home is genuinely worth.

_{This article provides general information and does not constitute financial, legal or property valuation advice.}