What Does Offers in Excess Of Mean?
If you see a property listed as “offers in excess of” (OIEO), it means the seller is asking for bids above the stated price. Anything lower is usually declined, as that figure is their minimum expectation.
Key Takeaways:
- OIEO sets a minimum price the seller is willing to accept.
- It’s different from asking price, guide price, and POA.
- Often used when valuation is tricky or to encourage competition.
How OIEO Works In Practice
For sellers, using offers in excess of (OIEO) is a way to set a clear minimum price they’re willing to accept. It helps filter out unrealistic low offers and can draw in more interest if the guide price is pitched attractively, often sparking competition between buyers.
For buyers, OIEO is a signal that negotiations start above the listed figure, making it harder to succeed with a lowball offer. Instead, buyers need to put forward competitive bids and highlight strengths such as being chain-free or able to move quickly.
Expert insight from Paul Gibbens, Housebuyers4u:
"I often see sellers use OIEO as a way of protecting their bottom line while still encouraging interest. For buyers, it’s a reminder that the advertised figure isn’t the finish line, it’s the starting block."
Offers In Excess Of vs Other Pricing Terms
When browsing UK property listings, you’ll see different pricing terms. Here’s how offers in excess of (OIEO) compare to others you might come across:
| Term | What it means | What it means for you |
|---|---|---|
| Asking Price | The price the seller wants to achieve. | You can usually offer below, but risk rejection. |
| Offers in Excess Of (OIEO) | Seller only considers bids above the stated figure. | You’ll need to offer higher than the guide to be taken seriously. |
| Guide Price | An estimated value when pricing is uncertain. | Treat it as a benchmark, not a firm price. |
| POA (Price on Application) | Price isn’t shown, you must ask the agent. | Common for high-value or unique homes, less transparency. |
| Offers Invited | No fixed figure; buyers suggest a price. | Greater freedom, but sellers will still pick the strongest offer. |
From our experience at Housebuyers4u, we’ve dealt with every pricing tactic, from clear asking prices to hidden POA listings. In reality, “offers in excess of” can confuse buyers and frustrate sellers if the guide isn’t realistic. Working directly with sellers nationwide, we know that certainty almost always delivers quicker results than complex pricing methods, which is why many choose us for a guaranteed sale without the hassle.
Related Read: What is a guide price?
Why Do Sellers Use OIEO?
Estate agents often recommend listing a property as offers in excess of (OIEO) to protect the seller’s position while still attracting interest. Here are the main reasons:
Agent and Vendor Compromise
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Agents may suggest a slightly lower figure with OIEO to widen the pool of buyers.
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Sellers are reassured because it sets a minimum acceptable price.
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Helps balance marketability with seller confidence.
What is my home worth in 2025?
Valuation Uncertainty
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Used when pricing is difficult, e.g. unique homes, rural locations, or mixed local sales data.
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Provides flexibility in a changing market.
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Stops sellers from being tied to an exact (and possibly inaccurate) asking price.
Open Homes and Auctions
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OIEO works well at open house events or auctions where competitive bidding is expected.
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The price acts as a starting line rather than a fixed figure.
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Encourages buyers to submit stronger offers quickly.
Reducing Time-Wasting Low Offers
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Deters buyers who might otherwise submit unrealistic “cheeky offers.”
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Ensures enquiries are more serious and aligned with the seller’s expectations.
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Saves time and avoids frustration during negotiations.
This pricing cushion reflects real market behaviour. For example, according to The Guardian, Zoopla reports that the typical home now sells for about 4.5% below the asking price, roughly £16,000 under the listed value.
Can You Offer Below OIEO?
Yes, you can technically offer below an OIEO price, but it will almost always be declined. The seller has already set the figure as their minimum, so lower bids are usually ignored unless circumstances change.
Real Data from Hb4u: Do Homes Listed as OIEO Sell for More?
At Housebuyers4u, our sales team has reviewed the properties we’ve tracked and purchased between 2024 and 2025 that were marketed as offers in excess of (OIEO). The findings highlight that while OIEO is meant to push sale prices higher, in practice, many homes still achieve just under the guide figure.
| Property type | Avg. OIEO guide (£) | Avg. achieved price (£) | % above/below guide |
|---|---|---|---|
| Detached house | £505,000 | £482,000 | –4.6% |
| Semi-detached house | £315,000 | £300,000 | –4.8% |
| Terraced house | £255,000 | £246,000 | –3.5% |
| Flats/Apartments | £220,000 | £213,000 | –3.2% |
Alternatives If You Want Certainty as a Seller
Marketing your property with offers in excess of the asking price can attract attention, but it doesn’t always guarantee a higher sale price. If you’d prefer more certainty and less waiting around, here are some alternatives to consider:
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Direct cash sale with Housebuyers4u: We buy any house in any condition, completing in a timescale that suits you. No viewings, no chains, no hidden costs.
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Fixed date sale route: Set a clear deadline and price expectation to encourage serious buyers to commit quickly.
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Realistic asking price: Sometimes a straightforward asking price, backed by solid valuation data, delivers faster and more reliable results.
Ready to Sell Without the Uncertainty?
Skip the stress of OIEO negotiations. Get a guaranteed cash offer with Housebuyers4u today, no fees, no delays, just a fair price paid quickly.
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