Every property is different, but we generally look at the following six factors when working out a cash offer. None of this is secret – we'd rather you understand the trade-off before you contact us than be surprised by it afterwards.
1What similar properties have actually sold for
We don't base our figures on optimistic asking prices. Instead, we look at what comparable properties in the area have recently sold for – not what they were listed at.
For example
- House A listed for £325,000
- House B listed for £315,000
- House C sold for £295,000
The sold price is usually the most important figure, because it reflects what buyers were actually willing to pay – not what a seller hoped to achieve.
2The condition of the property
A property that's ready to move into is worth more than one that needs work. We consider things such as kitchens and bathrooms, decoration, damp or structural issues, roofing, heating systems, and windows and doors.
A buyer may happily pay £300,000 for a fully modernised property, but only £270,000 for a similar property needing £20,000–£30,000 of work.
3The costs of buying and selling
Buying and selling property isn't free. Costs can include:
- Solicitors
- Surveys
- Stamp duty (where applicable)
- Mortgage costs
- Insurance
- Utility bills
- Maintenance
- Marketing costs
- Estate agency fees when reselling
These costs need to be factored into any offer we make.
4The time it may take to sell
Nobody can guarantee exactly how long a property will take to sell. Some sell within weeks; others take months. During that time there are ongoing costs – council tax, insurance, utility standing charges, mortgage payments, general upkeep. The longer a property takes to sell, the higher those costs become.
5The level of risk involved
Every property purchase carries some risk: the market could fall, unexpected repair issues may be discovered, a future buyer's mortgage could be declined, a sale could fall through, or legal issues could arise during conveyancing. Part of any offer reflects the risk that comes with taking on responsibility for the property.
6The speed and convenience of the sale
Many sellers choose a fast sale because they value certainty and convenience above the highest possible price – no estate agent fees, no chain, no repeated viewings, no waiting months for a buyer, flexible completion dates, and a much lower risk of the sale falling through.
A Simple Example
Imagine a property might achieve £300,000 on the open market. However:
- It needs £15,000 of work
- Selling costs may run to several thousand pounds
- It could take months to resell
- There's always a risk the market shifts, or a sale falls through
A fast-sale offer will therefore usually be lower than the figure that might eventually be achieved through a traditional estate agent. In return, the seller receives a quicker and more certain sale process.
We're not pretending money disappears. We'd rather tell you exactly where the difference comes from than leave you guessing – and most sellers we speak to don't object to a lower figure once they genuinely understand the trade-off behind it.
If you'd like to talk through what this might mean for your specific property, we're happy to explain – no obligation, no pressure. We'll get back to you the same or next business day.
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