We Buy Any House: How Much Below Market Value Do Companies Offer (2026)?

A homeowner regretting putting his house on sale with an estate agent

Updated: January 2026

Most quick sale house buying companies offer around 70% to 85% of market value in 2026, depending on your property, area, and how quickly you need to complete. The discount is what you trade for speed, certainty, and avoiding the usual fall-through risk of a traditional sale

Key Takeaways:

Most house buying companies offer between 70% and 85% of your home’s market value.
Final offer depends on condition, location, and how quickly you need to sell.
Compare sold prices locally or speak to a buyer directly to estimate your home’s likely offer.

MENU CLOSED
OPEN MENU

How Much Below Market Value Do House Buying Companies Offer?

We buy any house companies typically offer around 70% to 85% of a property’s market value. The discount reflects speed, certainty, resale risk, renovation costs, and business overheads. Better-condition properties in strong locations often sit at the higher end of the range, while homes needing work or urgent sales tend to attract lower offers. Final figures vary by property and company, so sellers should always confirm costs, timelines, and terms in writing before proceeding.

What Percentage Below Market Value Do They Offer?

Most house buying companies typically offer around 70% to 85% of market value, depending on how quickly you need to sell and how easy the property is to resell.

A simple way to think about it is this:

If your home’s realistic market value is £250,000, a typical quick-sale range might look like this:

70% offer: £175,000
85% offer: £212,500

Where you land within that range depends on factors such as condition, demand in your area, and how fixed your completion deadline is.

The key question is not whether an offer hits the top of the range, but whether it is fair for your property’s risk profile and your timescale, once speed, certainty, and avoided costs are taken into account.

Average Offers from House Buying Companies (By Situation)

How much below market value do property buying companies offer on average?

These are typical ranges you will see discussed across the UK quick sale space. They are not “promises” and any individual property can land outside these bands.

Situation	Typical offer as % of market value
Standard, saleable family home in a strong area	78% to 85%
Average home needing some work	73% to 80%
Flat, short lease, non-standard construction, or limited demand	70% to 78%
Heavy refurbishment, legal complexity, or very urgent completion	70% to 75%

If you are searching for how much do We Buy Any House offer, the honest answer is: it depends on the exact property and timeline, but the same broad ranges above are the ones you will see referenced most often for this type of service.

We Buy Any House: How much below market value calculator

If you want a rough estimate, use this quick method.

Step 1: Estimate your realistic market value

Use recent sold prices, not asking prices:

HM Land Registry Price Paid Data (England and Wales)
Rightmove Sold Prices (pulls from Land Registry and Registers of Scotland)

Step 2: Pick a realistic offer percentage

Use a conservative range (for most sellers, test 75%, 80%, 85%).

Step 3: Calculate the offer

Offer estimate = market value × offer percentage

Example:

Market value: £250,000
At 80%: £200,000
At 75%: £187,500

Step 4: Compare net proceeds, not headline price

A traditional sale might achieve more, but your net can narrow after:

Estate agent fees
Months of mortgage and bills while waiting
Risk of fall-through and relisting

This is why the “below market value” discount is not always as painful as it looks on paper, especially if you need certainty.

What Impacts the Offer You Get?

The exact figure depends on how your property stacks up in four key areas. Here's what most we buy any house companies consider when calculating how much below market value to offer:

Property condition: Well-maintained homes receive higher offers. Buyers often reduce their offers significantly when major repairs are needed. For example, issues like a new roof or heating system can lead to deductions of up to £50,000, showing just how much property condition impacts market value.
Location: Desirable areas with strong demand attract better percentages.
Urgency to sell: Needing to complete fast may reduce the offer.
Company model: Some absorb more legal, resale or renovation costs than others.

Expert advice from our property expert Paul Gibbens:

"From my experience buying homes across the UK, the offer really depends on a mix of factors but condition and urgency stand out the most. If a property is well-kept and the seller has some flexibility on timelines, we can usually come in at the higher end of our range.

But if major repairs are needed or the homeowner needs to sell yesterday, that naturally affects how much we can offer"

Why Do We Buy Any House Companies Offer Below Market Value?

A quick sale buyer is not acting like an estate agent. Instead of marketing your home and waiting for a buyer, they purchase it directly and take on the financial risk themselves.

That lower offer reflects several built in costs and risks:

Resale risk and holding time: The buyer may need to hold the property for weeks or months before reselling.
Renovation and compliance costs: Any repairs, safety work, or updates are priced in from the start.
Legal and admin costs: Many companies cover solicitor fees and transaction costs on your behalf.
Business margin: A margin is needed to manage risk, fund purchases, and sustain the model.

This is also why transparency matters. A genuine buyer should be clear about how an offer is calculated, provide proof of funds, and explain their terms in writing. Equally, you should always feel comfortable asking questions before moving forward.

From our experience at Housebuyers4u, most sellers we work with already know they’re taking a lower offer, but they choose us because the benefits outweigh the wait. We’ve helped people avoid repossession, relocate within a week, or skip stressful sales processes. For the right seller, it’s a smart trade-off.

Pros and Cons of Accepting Below Market Value

Selling to a company that buys houses has benefits, but it’s not right for everyone. Here’s a quick overview:

Pros:

Speed: Complete in 7–28 days
No fees or house chains: We cover legal costs and there’s no agent involved
Certainty: No fall-throughs, no mortgage issues

Cons:

Lower price: Typically 15–30% below full value
Little negotiation: Most offers are fixed

Ultimately, it comes down to whether the trade-off is worthwhile based on your priorities.

How Housebuyers4u Assesses BMV Offers (From our own Data)

When selling below market value, how an offer is calculated matters just as much as the percentage itself.

Assessment area	How we approach it
Market value	Based on recent sold prices, not asking prices, using comparable local sales.
Property condition	Visible repairs, structural issues, and compliance risks are factored in upfront rather than deducted later.
Location and demand	Local demand, buyer appetite, and resale liquidity are assessed area by area.
Completion timeline	Faster, fixed completion dates typically reduce the offer range due to increased risk.
Costs covered	Legal and transaction costs are usually included, so sellers know their net position early.
Offer changes	Offers are only revised if genuinely new information emerges, such as undisclosed legal or structural issues.
Funding verification	Proof of funds can be provided through your solicitor before you commit.
Seller suitability	Best suited to sellers prioritising speed, certainty, or a fixed completion date over maximum price.

Is a Below Market Value Offer Right for You?

Selling below market value is not the right choice for every homeowner, but it can make sense in certain situations.

This route tends to suit sellers who prioritise:

A fixed and reliable completion date
Avoiding the risk of a chain collapsing
Selling a property that is hard to shift through traditional routes
Reducing stress, uncertainty, and ongoing holding costs

If you have time, flexibility, and are focused on achieving the highest possible price, a traditional sale can still deliver a better financial outcome. The decision ultimately comes down to your priorities and circumstances.

At Housebuyers4u, we’ve helped hundreds of homeowners sell quickly and move on with confidence. As a trusted house buying company, we offer no-obligation cash offers with no hidden fees or delays.

Get your free cash quote today and see how much your home could be worth in under 60 seconds.

Frequently Asked Questions

1Do house buying companies pay market value?

No, house buying companies do not usually pay full market value. Most offer between 70% and 85% of a property's true value to account for the risks, costs, and profit margin built into their business model.

2Do We Buy Any House Give a Fair Price?

We Buy Any House companies aim to offer a fair price based on your property's condition, location, and the speed of the sale — but it will usually be below full market value. Most pay between 70% and 85% of what you'd get through an estate agent. While the offer is lower, it's considered fair by many sellers who value speed, certainty, and no fees over waiting months for a higher price.

3Are We Buy Any House reviews worth reading?

Yes, but read them critically. Look for detail, consistency, and how the company responds to problems.

Find out how much we can Offer for your House

Get Your Free Cash Offer