The short answer: base your offer on what similar homes on the same street have actually sold for, compared like for like by size, condition and date, not on the asking price. Then decide how much the house is worth to you, and what you can afford, before you speak to the agent.
1. Find what the street actually sold for
Every home sold in England and Wales is recorded by HM Land Registry with the price paid and the date. You can search it free on GOV.UK (search house price data) by street or postcode.
- Search the street first. The same street is the best evidence you will get. Widen to nearby streets only if there are too few sales.
- Check the postcode. Some towns have two streets with the same name. In Halifax, for example, there is a Rose Terrace in HX1 and another in HX2, with very different prices.
- Note the type. Land Registry records whether each sale was detached, semi-detached, terraced or a flat. Compare like with like.
- Expect a delay. Recent sales can take a few months to appear, so the newest evidence may be missing.
2. Compare them like for like, by size
A price on its own tells you little. A 77 square metre house and a 95 square metre house on the same street should not sell for the same amount. The fairest quick comparison is price per square metre.
- Find each house's floor area on its energy certificate. The government's energy certificate register is free and searchable by postcode, and every certificate shows the total floor area.
- Divide each sold price by its floor area.
- Do the same for the house you're looking at, using the asking price and the floor area from its listing or energy certificate.
Floor areas on certificates are measured by assessors and are approximate. Some houses are extended after the certificate was done, so treat small differences with care.
3. Allow for time
A house that sold in 2019 would likely sell for a different price today. To see how much prices have moved in your area, look up the UK House Price Index for your local authority. It shows the average change over the months and years since each sale.
The older the sale, the less weight it deserves. A sale from last year on the same street usually tells you more than a five-year-old one.
4. Allow for condition and what's been done
Two houses of the same size can be worlds apart. A new kitchen, a new roof or an extension pushes the value up; a house that needs a rewire, a boiler or damp treatment pushes it down. Before you offer, find out:
- When the roof, boiler, windows and wiring were last replaced, and whether there are certificates or guarantees.
- Whether any extensions or loft rooms have planning permission and building regulations sign-off.
- What the house last sold for and when. If it sold recently, ask what work has been done since to justify the difference.
If you know a job will be needed, get a rough cost. It is a fact you can bring to the conversation.
5. Read the asking price for what it is
The asking price is set by the seller, usually on the agent's advice. It is a starting point, not a measure of value. The wording matters too:
- "Offers over" or "offers in excess of" means the seller is signalling they expect more than that figure.
- "Guide price" is the agent's estimate of where offers might land.
- Time on the market and price reductions tell you how buyers have responded so far. Listing sites often show when a house was added and whether the price has been reduced.
6. Decide your own figure, then make the offer
With the evidence in front of you, set two numbers privately: the offer you'll open with, and the most you're willing to pay. Base both on the sold prices, the condition, and your own budget. Then:
- Make the offer in writing to the agent, by email, so there's a record.
- Show you're ready to proceed: a mortgage agreement in principle, your deposit, and whether you're in a chain.
- Make it "subject to survey and contract". In England an accepted offer is not legally binding until contracts are exchanged, so the price can still change if the survey finds problems.
- Ask for the property to be taken off the market once your offer is accepted. It is a request, not a guarantee.
A worked example: Rose Terrace, Halifax
A 3-bedroom stone terrace on Rose Terrace, Delph Hill (HX2) was listed in October 2026 at offers over £220,000, with a floor area of about 96.5 square metres. That is about £2,280 per square metre.
The street's four sales since 2019, from HM Land Registry, with floor areas from each house's energy certificate:
| Sold | Price paid | Floor area | Per sq m |
|---|---|---|---|
| Jul 2019 | £150,000 | 95 sq m | £1,579 |
| Aug 2019 | £167,000 | 77 sq m | £2,169 |
| Sep 2021 | £172,000 | 90 sq m | £1,911 |
| Aug 2023 | £235,595 | 95 sq m | £2,480 |
| Asking, Oct 2026 | Offers over £220,000 | 96.5 sq m | £2,280 |
On raw prices, the asking price is above three of the four sales. Compared like for like, it sits between them: below the closest match by size (95 sq m, sold in 2023 at £2,480 per square metre), and above the older sales. The 2019 and 2021 sales are several years old, so prices since then (step 3) and what each house was like when it sold (step 4) matter as much as the figures.
Prices as paid, not adjusted for date. This example shows the method; it is not a valuation and not a recommendation to offer any particular figure.
Common myths
"Always offer 10% under the asking price"
There's no such rule. On some streets 10% under is still above every recent sale; on others the asking price is already below what similar homes sold for. Start from the evidence, not from a percentage.
"Never pay the asking price"
Sometimes the asking price is fair, or even low, for the street. The sold prices will tell you.
"An accepted offer means the house is mine"
Not in England. Until contracts are exchanged, either side can walk away or renegotiate, and the seller can accept a higher offer from someone else.
Want us to do it for you?
Our pre-offer report does all of the above for the exact house you're looking at: the street's sold prices like for like, plus flood risk, plot boundaries, condition checks and the questions to ask the agent. A person checks every figure, and it arrives within 48 hours. It costs £9.99, or £24.99 for three.
This guide is general information for buyers in England, not financial or legal advice. Get a survey, use a solicitor or licensed conveyancer, and rely on your lender's valuation before you commit.