A "cheeky offer" is a low-ball bid—typically 10–25% below asking price. Here's when it makes sense, how to do it without insulting the seller, and how to actually get it accepted.
Key Points
In UK property, a "cheeky offer" is an informal term for a bid that's noticeably below the asking price—usually between 10% and 25% lower. The term acknowledges that the offer might raise eyebrows, but isn't necessarily rude or unreasonable depending on context.
Most property transactions involve some negotiation. In England and Wales, asking prices are a starting point, not a fixed price, and sellers often list above what they'd realistically accept. The typical accepted offer in a balanced market is around 3–5% below asking. A cheeky offer goes further—it's a deliberate attempt to establish a much lower ceiling for negotiation.
| Offer Type | % Below Asking | How It Lands |
|---|---|---|
| Full asking price | 0% | Strong; often wins in competitive markets |
| Modest negotiation | 2–5% | Expected; most sales negotiate in this range |
| Low offer | 5–10% | Acceptable if backed by reasons; may prompt counter |
| Cheeky offer | 10–25% | High risk; can offend—needs careful framing |
| Lowball / offensive | 25%+ below | Likely rejection; may damage relationship with seller |
A cheeky offer is a calculated risk. It's most likely to pay off when one or more of these conditions apply:
📅 Long time on market
A property that's been listed for 3+ months with little interest suggests the price is too high or there are issues. Low offers are more tolerated.
💸 Overpriced vs. comparables
If recent sold prices for similar properties in the area are significantly lower than the asking price, a lower offer is objectively justified.
🔧 Work needed
Structural problems, outdated systems, or significant renovation requirements justify a lower offer. Get quotes before you bid to support your figure.
🏃 Motivated seller
Divorce, bereavement, relocation, financial pressure—motivated sellers prioritise certainty and speed over maximum price.
📉 Cooling market
In a falling or slow market, sellers who listed at peak prices are more open to realistic offers. Check recent sold prices, not listing prices.
💼 Strong buyer position
Cash buyer or mortgage-ready with no chain? Sellers often accept a lower price in exchange for the certainty and speed you offer.
The difference between a cheeky offer that opens a negotiation and one that ends the conversation is how it's presented. Here's a step-by-step approach:
Check Zoopla or Rightmove for recently sold prices of comparable properties in the same street or postcode. This gives you objective evidence to support a lower figure.
A bare low offer sounds opportunistic. A reasoned offer—"I'm offering £X because comparable sold prices are £Y, and the kitchen and roof will need work"—sounds considered and professional.
No chain, mortgage-ready (or cash), flexible completion date—these are real selling points. A seller may accept less from a buyer who can complete quickly and reliably.
All offers should be communicated via the estate agent. The agent can soften the message and present it professionally. Direct contact with sellers is rarely a good idea in a negotiation.
Decide before you offer what the highest price you'd genuinely pay is. If the seller counter-offers somewhere in the middle, you want to respond from a clear position—not improvise.
| Seller Response | What It Means | What to Do |
|---|---|---|
| Accepts | Your offer was close to their expectations | Instruct solicitor immediately—don't dither |
| Counter-offer | Seller wants more but is engaged | Consider the counter; respond with your next position |
| Rejects, door still open | Offer too low but seller hasn't ruled you out | Come back with a higher bid; ask what they'd accept |
| Flat rejection | Offer too low or seller not motivated | Respect it; consider whether this property is worth more to you |
⚠️ Remember: Nothing Is Binding Until Exchange
In England and Wales, an accepted offer is not legally binding. Either party can withdraw at any point before exchange of contracts. This works in your favour as a buyer making a cheeky offer—if you accept a counter-offer you later regret, you can still pull out (though you'd lose solicitor and survey costs). Don't take this as a licence to waste people's time, but do understand the legal position.
Offer Accepted? Get Your Solicitor Ready
Moving quickly after an offer is accepted strengthens your position. Compare quotes from vetted conveyancers and have a solicitor ready to instruct immediately.
Compare Quotes →