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How we reach our offer.

We explain the figures so you can make an informed decision.

A direct sale to us will generally be below what the property might achieve on the open market. That's the trade-off for certainty, speed and not having to prepare or market the property. Below is how we work the figure out.

Example offer breakdownIllustrative example
Estimated open-market valueWhat it might sell for, in good condition, on the open market
£200,000
Estimated refurbishment and workRepairs and updating a buyer would need to carry out
−£18,000
Purchasing, holding and risk allowanceLegal and transaction costs, time to resell, and the risk of unknowns
−£18,000
Our offer
£164,000

These figures are an example only, not a quote. Every property is different — we'll explain the figures for your specific situation.

The method

Open-market value, less the cost of getting there.

We start with what the property might be worth on the open market in good condition. Then we take off what it would cost us — in work, costs, time and risk — to buy it as it is.

  • Open-market value

    Our starting point: what the property might sell for, in good condition, on the open market. We base this on comparable sales nearby.

  • Property condition

    How the property is now — what's sound, what's dated and what needs attention. This is why we may ask to see it before confirming an offer.

  • Works required

    The repairs, updating or clearance a buyer would need to carry out before the property could be lived in or resold.

  • Transaction costs

    The costs of buying and, later, reselling — legal fees, taxes and selling costs.

  • Risk

    The chance of finding something we couldn't see beforehand, or that resale takes longer or achieves less than expected.

  • Holding costs

    What it costs to own the property while work is done and it is resold — insurance, security, utilities and any finance costs.

  • Timescale

    How quickly you need to complete, and how long the legal work and any works are likely to take.

What could change our offer?

Our offer is based on what we know when we make it. It could change if something significant comes to light, such as:
  • A significant structural issue is discovered that we couldn’t reasonably have known about
  • A major legal or title issue comes to light during the conveyancing
  • Tenancy information turns out to be substantially different from what we were told
  • Important information about the property was incorrect or unavailable when we made the offer

Any change would be based on evidence — a survey finding, a document or a solicitor's report — and we'd explain it to you, showing how it affects the figure. You're then free to decide whether to carry on.

What doesn't change the offer?

These are the commitments we intend to make. Each one is waiting for Sell My House to confirm it before launch.
  • [TO BE CONFIRMED] We won't reduce the offer for anything we already knew about when we made it.
  • [TO BE CONFIRMED] We won't reduce the offer because the property is untidy, cluttered or full of belongings.
  • [TO BE CONFIRMED] We won't reduce the offer close to exchange unless new evidence has come to light, and we'll show you that evidence.
  • [TO BE CONFIRMED] We won't reduce the offer because of a change in our own plans for the property.

Is a lower price worth it?

That depends on your situation. If you have time, the property presents well and getting the highest price matters most, an estate agent will usually achieve more.

If certainty, timing or the condition of the property matters more, a direct sale may make sense. It can help to get an estate agent's valuation too, so you can compare.

Compare direct sale and estate agentSee how the process works

Want to see the figures for your property?

Tell us about it and we'll explain how we'd reach an offer. There's no obligation to accept it.

Get a free, no-obligation offerPrefer to talk? Call01244 XXX XXX