What Is a Cheeky Offer on a House

What Is a Cheeky Offer on a House? Understanding Low Offers in the Property Market

If you’ve ever been house hunting or spoken to someone in the process, you’ve probably heard the phrase “cheeky offer.” It’s a term that pops up often on property forums, in estate agents’ offices, and among first-time buyers trying to land a deal. But what exactly is a cheeky offer on a house and is it ever a good idea?

In simple terms, a cheeky offer is an offer made to buy a property that’s significantly lower than the asking price. It’s usually bold, sometimes risky, and can either spark a negotiation or result in the seller flatly rejecting it. Whether you're buying or selling, it helps to understand what qualifies as a cheeky offer, why buyers make them, and when they might actually work.

Defining a Cheeky Offer

There’s no fixed amount that makes an offer “cheeky,” but in general, it means putting in a figure well below what the seller is asking often 10% to 20% under the asking price, and sometimes even more. For example, if a house is listed at £250,000, an offer of £220,000 or less might be considered cheeky. The more dramatic the gap between the offer and the price, the cheekier it’s likely to seem.

The term itself is informal and light-hearted, but sellers don’t always find it amusing, especially if they’ve priced the property realistically or if there’s a lot of interest. That said, in the right conditions, a cheeky offer can start a conversation, highlight a serious buyer, and even lead to a bargain.

Why Do Buyers Make Cheeky Offers?

There are plenty of reasons why a buyer might start with a cheeky offer. Sometimes it’s a negotiation tactic they’re hoping the seller will meet them in the middle. In other cases, it reflects the buyer’s budget, their view of the property’s value, or the amount of work needed to bring it up to standard.

Buyers also tend to be bolder when market conditions favour them. If homes are taking longer to sell, if a property has been on the market for months, or if prices are softening in the area, some buyers see it as an opportunity to test the waters with a low offer. They might also try their luck if they suspect the seller is in a rush to move or if the property has clear defects.

Sometimes it’s simply psychological many people like to feel they’ve secured a deal or avoided overpaying, and a cheeky offer is their way of trying to achieve that.

Do Cheeky Offers Ever Work?

Yes, they can—but it depends heavily on the situation. If a seller is struggling to attract interest, or if the property has been overvalued by the estate agent, a cheeky offer might be taken more seriously than you’d expect. Some sellers would rather sell for a little less than keep the house on the market for months, especially if they’ve already committed to another purchase.

On the other hand, in a hot market or where there are multiple interested buyers, a cheeky offer is unlikely to go far. It may even offend the seller and take you out of the running entirely.

The key to success lies in how the offer is presented. If it’s backed up with reasoning such as a recent survey, comparison with nearby sales, or an honest reflection of the work required it’s more likely to be received as a genuine offer than an opportunistic punt. Timing and tone matter too. A polite, well-explained offer will always go down better than a blunt low-ball bid.

How Sellers Typically Respond

Sellers react differently depending on their own position and expectations. Some may flatly reject the offer and move on. Others might come back with a counteroffer or simply ask the buyer to improve their price. In a few cases, if the seller is motivated and the offer isn’t wildly off the mark, they might accept it outright.

Much also depends on the estate agent involved. Some agents will encourage the seller to negotiate, while others may discourage them from accepting anything below a certain threshold. It's also worth remembering that the seller has no obligation to engage with an offer, no matter how cheeky or reasonable it may seem.

When a Cheeky Offer Might Backfire

While there’s no harm in asking, cheeky offers can sometimes backfire. If the seller takes offence, they may decide not to consider any further bids from the same buyer even if they later raise their offer. In fast-moving markets, a buyer who lowballs risks missing out altogether if another buyer makes a stronger offer quickly.

There’s also a chance that an estate agent might not take the buyer seriously, especially if the offer is seen as speculative or lacking rationale. That’s why it’s important to do your research and have your finances in place. A cheeky offer from a cash buyer with no chain might be more appealing than a full asking price offer from someone still waiting for a mortgage.

Final Thoughts: Should You Try a Cheeky Offer?

Cheeky offers aren’t just about throwing out a low number and hoping for the best. When used carefully and strategically, they can form the starting point for a successful negotiation. The trick is to understand the market, respect the seller’s position, and be ready to justify your offer.

In some cases, a cheeky offer might save you thousands. In others, it might earn you nothing more than a quick rejection. But if you approach it with a clear head and a respectful attitude, it can be a smart part of your property buying journey.