What we pay, and how we work it out
We offer 75 to 80% of independently assessed market value. The discount buys speed and certainty: no agent fees, no legal fees, no chain, and a completion date you choose, from 7 days upward. Below is exactly how the figure is built and a worked example against a typical agent sale.
Want a real number on your house?
Tell us the postcode and we'll come back with a price we can complete on. No fee, no obligation, no agent visits.
How do you work out your offer?
We start with an independent valuation of the property, either a RICS survey or comparable sales evidence for the area. We then apply a percentage, typically 75 to 80%, to that figure. The exact percentage depends on the property's condition, location, and how straightforward the sale is expected to be.
We do not pluck a number from an online estimate tool. The valuation is independent of us, so the starting point is the same figure a mortgage lender or estate agent would use.
What does the discount actually buy you?
- No estate agent commission, typically 1 to 2% plus VAT of the sale price.
- Your legal fees paid, rather than the usual £1,000 to £1,800 for a standard conveyancing transaction.
- No chain, so no risk of a buyer above or below you pulling out.
- A completion date you choose, as little as 7 days or a date months away if that suits you better.
- No months of mortgage payments, council tax, insurance, and upkeep on a property you're trying to leave behind.
Worked example: a £300,000 house
Figures below are illustrative, based on typical UK averages, and will vary by property and location.
| Open market via agent | Cash sale with us | |
|---|---|---|
| Market value | £300,000 | £300,000 |
| Likely achieved price | £290,000 to £300,000, if it sells at the first attempt | £225,000 to £240,000 (75 to 80%) |
| Estate agent fee | £3,600 to £7,200 (1.2 to 2.4% incl. VAT) | £0 |
| Legal fees | £1,000 to £1,800, paid by you | £0, paid by us |
| Typical timescale | 4 to 6 months to completion | 7 to 28 days, your choice |
| Holding costs while on the market (mortgage, bills, insurance) | Often £2,000+ over the sale period | Minimal, sale completes quickly |
| Risk of the sale falling through | Material, a significant share of agreed sales collapse before completion | Low, offer locked in writing after survey |
Net the agent route down for fees, holding costs, and the real chance of a fall-through, and the gap between the two routes is smaller than the headline percentages suggest. It is still a gap, though, and you should go into a cash sale with your eyes open about it.
When should you not use a cash buyer?
If your property is in good, mortgageable condition, you have no urgent deadline, and you can tolerate several months of viewings and uncertainty, the open market will usually net you more money. Cash sale makes sense when speed, certainty, or a property's condition rules out a smooth agent sale, not as the default for every seller.
What is the offer-lock policy?
Once the independent survey is complete, we confirm the offer in writing. We do not reduce that figure afterwards. If the survey uncovers something material that wasn't previously disclosed or known, such as significant structural damage, we will tell you and discuss it before changing anything, rather than adjusting the price unilaterally close to completion.
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Common questions
- Do cash buyers offer less than market value?
- Yes. A genuine cash offer is typically 75 to 80% of independently assessed market value. In exchange, you get no agent fees, no legal fees, and a completion date you choose, often within 7 to 28 days.
- How is the offer worked out?
- We start with an independent market valuation, either from a RICS surveyor or comparable recent sales evidence, then apply a percentage, typically 75 to 80%, to reflect the speed and certainty of the sale.
- Can the offer change after it's agreed?
- Once the independent survey is complete and we've confirmed the figure in writing, we do not reduce it. If a survey reveals something not previously known, such as significant structural damage, we'll tell you before adjusting anything.
- Is a cash offer ever a bad idea?
- Yes, if you have no time pressure, the property is in good order, and you're happy to wait several months for a buyer. In that case the open market is likely to get you closer to full value.
- Will I definitely save money on fees?
- You avoid estate agent commission, which is typically 1 to 2% plus VAT, and we pay your solicitor's fees. Those savings come off the market-value side of the comparison, not on top of the cash offer itself.
Want a real number on your house?
Tell us the postcode and we'll come back with a price we can complete on. No fee, no obligation, no agent visits.