Posted on January 5, 2024 January 23, 2024

What is a house guide price & should it be trusted 2024 UK

A house guide price is used as a marketing tool for sellers and estate agents.

Tom Condon ★ Digital Content Writer

As we start in 2024, the UK housing market remains a labyrinth filled with evolving terms and trends, among which the ‘house guide price’ emerges as an important instrument for both buyers and sellers.

This article aims to delve deep into the concept of house guide prices, examining their role and impact from the perspective of both sellers and buyers. We will explore how these property guide prices are determined, the factors influencing them and the strategic considerations behind their use.

Additionally, the article will offer valuable insights into the current trends of the housing market, providing readers with a well-rounded understanding of how guide prices fit into the broader landscape of property buying and selling in 2024.

Whether you’re a first-time homebuyer, a seasoned investor or a seller looking to maximise your property’s value, this discussion will equip you with the knowledge and tools to navigate the UK housing market with confidence.

What does house guide price mean?

A house guide price, fundamentally, represents an estimated value set by the seller, vendor or their estate agent. This estimation indicates the minimum price that the seller is willing to accept for their property.

The property guide price serves as a starting point for potential buyers to make offers. The guide price can be presented either as a specific amount or a price range, offering an initial idea of what the seller expects.

What is guide price?

A guide price, often encountered in house markets, serves as an estimated selling price for a property. While it offers a useful starting point, it’s important to recognise that properties seldom sell for their exact guide price.

The final sale price is influenced by various factors, primarily the offers received by the seller. These offers can vary, falling either above or below the guided price, also known as the asking price.

The guide price acts as a benchmark for initiating negotiations with the seller. Buyers usually have the liberty to propose offers lower than the guide price. However, it’s important to balance this approach; excessively low offers may be outright rejected by the seller.

Market conditions and competition from other potential buyers significantly impact the success of any offer. While there is no one-size-fits-all rile, many property experts recommend starting with an offer that is 5% to 10% lower than the guide price.

In some cases, sellers might entertain offers up to 15% lower, but such proposals can be perceived as overly bold or even disrespectful, risking a negative impression.

A key factor to consider before making a lower offer is the duration for which the property has been on the market. Properties listed for sale beyond 90 days may indicate a higher openness from agents and sellers to consider lower offers. This can be due to various reasons, such as a pressing need to sell or fewer inquiries than expected.

What is a house guide price at auction?

When it comes to properties being sold at auction, the price guide for houses takes on a slightly different role. It is closely linked to the reserve price, which is the minimum price agreed upon between the auctioneer and the vendor.

The house guide price at an auction is either the amount at which the seller’s reserve price is set or the starting point for bidding. Importantly, the reserve price is usually undisclosed, but the guide price can provide a reasonable indication of where the reserve is likely set.

How accurate are guide prices at property auctions?

The accuracy of a guide price can be influenced by the current state of the property market. In a strong market, properties might sell for significantly higher than the guide price, whereas in a slower market, the final sale price might be closer to or even below the guide price.

The precision of a property price guide also hinges on the expertise of the valuer. A well-experienced valuer or auctioneer with a deep understanding of the local market can set a more accurate price guide.

Guide prices are often set with the intention of attracting interest and encouraging bidding. Therefore, they might be set at a lower range to create competitive bidding, which can lead to a final sale price that is much higher.

Unique or unusual properties might have less predictable guide prices due to the difficulty in comparing them with other sales in the area. If the seller is looking for a quick sale, the guide price might be set lower to attract more interest. Conversely, if there is no urgency to sell the guide price might be closer to the seller’s ideal sale price.

How is a price guide for houses set?

The method of setting a price guide for houses varies depending on the selling method. For sales through a high street estate agent, it is determined based on the minimum price the seller hopes to achieve, combined with the agent’s knowledge and research of current property values in the area.

The price guide for houses is a tool used by sellers and estate agents to initiate negotiations and attract potential buyers. It reflects a combination of the seller’s expectations and market realities, though it is not a definitive predictor of the final selling price.

In contrast, auctioned properties have their guide price determined post the setting of a reserve price by the seller, influenced by factors like the seller’s urgency to sell and their financial needs.

How is an estate agent guide price set on the open market?

When setting a price guide for houses for a property being sold on the open market, there are several factors which are considered. The primary determinant is the minimum price the seller hopes to achieve from the sale.

This figure is not randomly chosen; instead it’s carefully calculated based on the agent’s knowledge and research of the current property values in the area.

The agent assesses comparable properties, current market trends and the unique attributes of the property to arrive at a realistic yet attractive house guide price. This guide price aims to generate interest among potential buyers while still aligning with the seller’s financial expectations.

How is a house guide price set at an auction house?

In the context of auctioned properties, the process of setting an auction guide price involves a different approach. First, the auctioneer conducts a valuation of the property to determine its market value.

Based on this valuation, the seller then sets a reserve price – the lowest price they are willing to accept. This reserve price is influenced by factors such as the seller’s urgency to sell, their financial needs and the property’s valuation.

The house guide price is then determined with respect to the reserve price. It usually falls within a specific range, often within 10% of the reserve price. This is to ensure a fair and realistic starting point for the auction while maintaining the seller’s interests.

The guide, therefore, acts as an indicator of where bidding might start and gives potential buyers a ballpark figure to consider before participating in the auction.

Are there any guidelines for guide prices?

In 2014, the Advertising Standards Authority established guidelines to regulate how guide prices are set. These guidelines stipulate that the guide price must either indicate a range or single price figure within 10% of the reserve price.

Additionally the guide price cannot be more than 10% lower than the seller’s reserve price. These rules help ensure transparency and fairness in auctions, providing potential buyers with a more accurate expectation of the reserve price.

What’s the difference between house guide price and asking price?

The guide price, as an estimated value range, is used to indicate the minimum the seller is willing to accept and is often flexible. In contrast, the asking price is a more definitive figure representing what the seller specifically wants for their property.

The asking price is less about initiating interest and more about stating the seller’s firm valuation often set after considering the property’s condition, market conditions and comparable sales.

Both guide prices and asking prices are essential in the house selling process. House guide prices are instrumental in generating interest and fostering competitive bidding, while asking prices provide clear and specific valuations from the sellers to the buyers.

How much do houses sell for compared to asking price?

Based on data provided by Hometrack, Zoopla’s data business, there’s a notable trend of houses selling for less than the original asking price in the current market. On average, sellers are accepting offers that are approximately 3.8% below their initial asking price.

Furthermore there’s been an increase in the number of sellers agreeing to even larger discounts. Over two-fifths (42%) of sellers are accepting offers more than 5% below the asking price, a figure that represents the highest level of such discounts since 2018, a period when annual UK house price growth was just 1%.

Additionally, over one in six sellers are accepting discounts of more than 10% below the asking price. This trend suggests that buyers are negotiating harder, and sellers are increasingly willing to lower their expectations to close deals, reflecting a shift in the market dynamics towards buyers.

Should you follow the guide price on property or decide the price for yourself?

Sellers need to balance their own financial expectations with the realities of the market. While it’s natural to aim for the highest possible return on investment, being realistic about the property’s market value is essential.

Overpricing can lead to a stale property listing, whereas a competitive house guide price can create more interest and potentially lead to better offers, especially if it triggers a bidding war in a seller’s market.

Sellers and vendors should be prepared for negotiations. The guide price is a starting point and buyers may offer less than this amount. It’s important to understand the range of acceptable offers before listing the property.

Being too rigid can result in missed opportunities, but understanding the lowest acceptable offer helps in making informed decisions during negotiations.

Sellers should also consider the buyers’ perspective. Buyers are likely to conduct their own research and valuations. Therefore, a guide price that closely aligns with market valuations is more likely to be taken seriously by prospective buyers. Unrealistic property guide prices might be dismissed by savvy buyers, reducing the pool of potential buyers.

Can buyers offer lower than the guide price?

Yes, buyers can offer lower than the guide price, although the success of such offers depends on various factors, including market conditions and the seller’s circumstances.

The house guide price is essentially an invitation to begin negotiations, representing the seller’s initial expectation but not a fixed bottom line.

In a buyer’s market, where supply exceeds demand, sellers might be more included to consider offers below the guide price. Additionally, if a property has been on the market for an extended period, or if the seller is motivated to sell quickly due to personal circumstances, they may be more open to accepting lower offers.

However buyers should approach this thoughtfully, as excessively low offers might be dismissed outright or negatively impact the negotiation process.

What is the difference between guide price and ‘offers in excess of’?

The difference between a guide price and ‘offers in excess of’ lies primarily in the expectations they set for potential buyers. A guide price suggests an estimated range for starting point for negotiations, indicating the minimum amount the seller hopes to receive.

It’s often used to initiate interest and encourage offers, with room for negotiation up or down. On the other hand, ‘offers in excess of’ explicitly states that the seller expects offers to be higher than the specified amount.

This approach is usually employed when a seller anticipates strong interest in their property or believes market conditions favour a higher selling price. It sets a clear baseline above which all offers must fall, reducing the likelihood of lower bids and steering negotiations towards a higher price range.

Should you trust an estate agent guide price?

When considering whether to trust an estate agent guide price, it’s important to assess the credibility and reputation of the agent. Experienced and reputable estate agents usually have a good understanding of the local property market and can set guide prices that accurately reflect current market conditions.

They typically use their knowledge of recent sales, market demand, and specific property features to arrive at a guide price that’s realistic and competitive. However, it’s worth noting that estate agents might sometimes set guide prices to attract interest, possibly listing a slightly lower price to encourage more viewings and potential offers.

Despite the expertise of estate agents, it’s advisable for buyers and sellers to conduct their own independent research. This includes looking at comparable properties in the area, understanding current market trends, and assessing the specific attributes and condition of the property in question.

Independent research helps in forming a more indepth view of a property’s value, which can either corroborate or challenge the house guide price set by the agent.

It’s important to understand the motivations behind an estate agent guide price. Agents are usually motivated by the desire to make a sale, which can sometimes lead to setting more attractive (often lower) property guide prices to stimulate interest and competition among buyers.

Conversely, if representing a seller, an agent might set a higher guide price if they believe the market conditions or the property’s unique features justify it.

Can you trust an online estate agent?

When deciding whether to trust an estate agent guide price, considering the use of an online estate agent can offer a different perspective. Online estate agents have gained popularity due to several advantages they offer which can positively impact the reliability and approach towards house guide prices.

Here at The Property Selling Company, we are an online estate agents with a difference, we are completely honest and transparent in our process and will always try and get you the best price possible for your home.

You will benefit from using our service as we have access to extensive, data-driven market analysis tools, enabling us to set guide prices based on a wider range of data than a traditional estate agent.

This can include seeing national and local market trends, a broader spectrum of property comparisons and real time data analytics, leading to potentially more accurate and objective guide prices.

Want to get started? Click the button below!

Posted on December 15, 2023 January 23, 2024

Who pays for the probate valuation & who organises it?

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Tom Condon ★ Digital Content Writer

When someone passes away, the estate must be probate valued, calculated and reported to HMRC. Then the probate process should begin so the estate can be split amongst all beneficiaries.

The cost of probate valuations vary depending on the type of service and method chosen, but as an average, you can expect a probate valuation to cost you between 1% and 5% of the estate’s full value.

Most estate agencies will cover the probate valuation cost as part of their service and will agree upon the cost from the onstart.

Many people during the house valuation process for probate, wonder “can I sell a property before probate?”, as the probate and selling property process can be extremely time-consuming. In this article we will cover all this and more!

What is a probate valuation?

The legal process of dealing with the value of the estate when a person passes away is called probate. Typically, the valuation for probate is executed by the deceased person’s executors via the Grant of Representation.

The Grant of Representation allows executors to access all information – including bank accounts, stocks, shares, and the deceased person’s property – to determine the open market value of the assets.

A probate valuation will cover all items of value, minus any outstanding debts, with the remaining amount being liable for inheritance tax. If the probate valuation reveals the assets are £325,000 or less, then you are not required to pay inheritance tax – anything above this and you will be liable to 40% tax.

If someone passes away without leaving a will, then a professional valuation must be done on their estate according to the Rules of Intestacy.

How is the value of a property defined?

The value of a property is defined through a probate valuation, with the valuer taking note of the size of property, amount of bedrooms, amount of storage, the age of the property, any wear and tear, and room layout.

All of this information is paired with local market trends, similar and neighbouring properties and what amenities are available in the local area, in order to come up with a house valuation for probate.

How is a property valued for probate?

The property probate valuation will be carried out from the day of death, which is known as a date of death valuation. This is where the values are generated from selling prices on the open market.

If a person dies on the 12th December, but the house valuation for probate takes place on the 4th January, then the selling prices would be based on the 12th December valuations.

Why should you value an estate for probate?

Probate valuations are different from normal valuations, as probate valuations are conducted in such a way that HMRC will accept it. You cannot use a market valuation to determine the probate value of a property or you will face penalties from HMRC.

By carrying out a probate valuation, you are ensuring that you are providing the correct amount of assets to be taxed with inheritance tax.

What are the different types of probate valuations?

There are two different variations of probate valuations which can be carried out; formal and informal valuations.

Formal probate valuations are needed on properties that are subject to inheritance tax or have gains of £10,000 or more, or are considered as a “larger” property. The formal probate valuation report is far more in depth than an informal valuation and will cover any commercial properties or land with development potential.

Informal probate valuations will usually be part of an estate agent’s service and are low on cost, or cost-free.

Who pays for probate valuations?

The person who pays for probate valuations, largely depends on what type of probate valuation you are getting and the value of the property itself.

If you are using an estate agent (like us), then an informal probate valuation will be covered within the agency service or fee. But, if you are using a professional probate RICS surveyor or solicitor who carries out a formal valuation, then you will need to cover the fee.

Who needs to organise the valuation?

The personal representatives of the deceased person are responsible for arranging probate, and the probate valuation. If they decided to sell the property through an estate agent, the estate agent should organise the valuation on their behalf. But if they go through a probate valuations company then they will need to liaise with the valuers themselves.

How much do probate valuations cost?

Probate valuations through an estate agent won’t charge the property probate valuation fee as part of their service, but some agencies may charge a low fee (below 1% of the property’s value).

Specialist probate solicitors will usually charge between 2% and 5% of the estate’s total value (+VAT), with the more experienced solicitor charging a higher rate.

RICS Chartered surveyors will charge between £150 and £800 per valuation and are the most recommended type of probate valuation as they are HMRC approved.

Who owns a property during probate?

During probate, the ownership of a deceased person’s estate is in a transitional state as it is in the process of being transferred to the beneficiaries as determined by the will, or by the rules of intestacy.

How long after probate can a property be sold?

You will be able to sell a property as soon as probate has been granted, but you will be able to put the house on the market before this has been reached. With the average UK probate process can take between 9 and 12 months, you could put the house on the market and find a potential buyer.

Can I sell a property before probate?

Dealing with probate and selling property is a complicated process, often involving layers of conveyancing and considerations for the wishes of the deceased.

Unfortunately, you cannot sell a property before probate, you will need to wait until probate has been granted in order to sell a property. You can however put a property on the market during the probate process in order to generate interest and attract more buyers.

What is the probate selling a property process?

If you are looking at the probate selling a property process, it can be very complicated, but below is our quick guide on how to achieve it:

Carry out a house valuation for probate.
Pay any inheritance tax due.
Obtain the grant of probate.
Prepare for private and selling property.
List the property for sale.
Accept an offer, exchange and complete as usual.

Is selling property after probate taxable?

When selling property after probate, the executors of the estate will need to raise enough funds to cover the Inheritance Tax and any other costs which have arisen over the probate period.

HMRC will request that Inheritance tax is due on the estate within 6 months of the date of death, and Capital Gains Tax will be due within 60 days of completion.

Luckily, as a beneficiary you will not need to pay Capital Gains Tax when the property is transferred to you.

What happens if you sell a property for less than the probate value?

If you decide to sell the probate property within four years of the deceased passing then you may be due a Inheritance Tax overpayment refund from HMRC. Furthermore you will not need to pay Capital Gains Tax on the sale of your property as it does not make any profit.

Are probate properties cheaper?

Probate properties are often sought after from first time buyers, property investors or people looking to renovate a house. This is simply because most probate properties were owned by older generations and will need updating.

Because of the cost of property taxes, like Capital Gains Tax and Inheritance Tax, and the cost of maintenance, the executor of the estate may wish to sell the property as soon as they can.

Luckily, executors of an estate may be more willing to accept a below market value cash offer as this speeds up the selling process after a long and drawn out probate process. The probate process is often so long that many property investors avoid it entirely, which means that there is less demand for probate properties.

How The Property Selling Company can help you with probate properties

Here at The Property Selling Company, we pride ourselves on offering a different way of selling and buying probate properties. We are part of a leading UK property selling solution, and have many different ways to sell.

Using our service, however, you will benefit from a sale in at least 28 days, for free, with no hidden fees. We believe that selling a house shouldn’t be complicated or costly and will do everything in our power to ensure you have a smooth service.

If you are looking for a property after probate service or even during service, well we can do this too! All of our agents are trained in dealing with probate houses and can even help you with valuing property for probate.

We will even cover all the legal and marketing fees usually associated with selling a probate property. Want to find out more about our service? Contact one of our team today!

Probate valuation FAQs

How easy is valuing property for probate?

While estate agents will be able to give you an informal house valuation for probate and this allows you to have a rough understanding of the estates value, you will need to get a formal RICS house valuation for HMRC purposes.

It is generally easy to organise as there are many Chartered Surveyor firms out there that specialise in probate properties and Red Book valuations. If you want to know more about this, please feel free to contact one of our team and we can direct you in the right direction.

How can you speed up the probate and selling property process?

Because the probate and selling process can be quite drawn out, it is your duty to do everything you can to increase the speed and efficiency of the process. This can be achieved by:

Understanding your duty as the executor of estate or personal representative.
Starting probate as soon as you possibly can.
Obtain death certificates as soon as possible.
Collect as many details about the deceased person’s estate as possible, in the early stages of probate.

These will help speed up the process by ensuring you aren’t sorting these at the last minute, and make the transfer of property far more efficient.

Can you sell a house in probate?

No you cannot sell a house in probate as before you can sell the probate property, you will need to apply for a grant of probate which can take 12 weeks or more to get. But, you will be able to list the home for sale before you get the probate granted.

Can you sell a house during probate?

While you cannot complete on a house during probate, you will be able to market it and gather interest from potential buyers.

Posted on December 14, 2023 January 21, 2025

Most Affordable & Cheap Places to Buy House in the UK 2024

Most affordable & cheap places to buy homes in the UK 2025

Looking at cheap places to buy a house in the UK 2025, the most affordable regions to buy a house, and how we can help you sell your home.

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WRITTEN BY: Alexandra Ventress ★ Digital Content Writer

Most affordable & cheap places to buy homes in the UK 2025

Looking at cheap places to buy a house in the UK 2025, the most affordable regions to buy a house, and how we can help you sell your home.

Sell your house in 28 days

WRITTEN BY: ALEXANDRA VENTRESS ★ Digital Content Writer

All data taken from a combination of the following data platforms:

If you are looking at upping sticks and moving home, then one of the first things you may wish to look at is the different prices of property across the country. The price of property by region can be an important factor when looking at buying and selling, as it allows you to understand not only how much your next property may cost you, but also how much you may get for yours.

With the cost of living crisis crunching the nation, knowing the price of your property and the average prices around the country can set you off on the best foot when it comes to your selling journey.

In this blog post, we will be looking at cheap places to buy houses in the UK 2025, the most affordable regions to purchase a house, and how we can help you sell your home.

Looking for a quick answer? Check out our interactive menu to the left!

Housing market predictions for 2025

2025 is upon us, and whilst it is almost impossible to predict exactly what will happen in the housing market over the upcoming year, our property experts can get pretty close.

Meet Jess Buckley, our Sales Manager – if you ever do sell your house with us, or buy a property through us you can expect to have one or two phone calls with her. We asked Jess about her thoughts on the housing market, and she said:

“UK house prices dipped by 2% overall in 2024, according to the Land Registry. This was largely due to high mortgage rates earlier in the year, although a steady rise in wages helped soften the impact. By the end of 2024, mortgage rates had fallen to around 4.5%, making borrowing more affordable and sparking renewed activity in the market.”

“Looking ahead to 2025, the housing market seems to be stabilising. January has already seen a 1.7% rise in average house prices, the strongest start to the year in recent memory.”

“With more properties coming onto the market, buyers now have the best level of choice since 2015.”

“Labour’s plans to build 1.5 million homes by 2029, and introduce planning reforms are also set to shake things up. If successful, these changes could make homeownership more accessible and boost market activity.”

“However, some local councils have flagged delays in housing development which may slow progress.”

“As mortgage rates settle and housing supply grows, 2025 is shaping up to be a more balanced year for the housing market. This is good news for both buyers and sellers, with healthy competition keeping the market moving.”

Where in the UK is it cheapest to buy a house in 2025?

Keeping these predictions in mind you should remember that house prices will fluctuate month on month, depending on the season, as well as the area that you are living in. Where you live in the UK can have a big effect on the price of your property, especially if you live in the north instead of the south. Whilst it is not the case every time, you can typically expect a 3 bedroom semi-detached house in the north to cost less than one in the south.

According to the HM Land Registry UK House Price Index, the average house price in the UK last year was £289,707. But how does this figure compare to this year and how is it reflected in the different regions across the UK?

Whether you are first-time buyers or an investor looking to purchase a second home, affordable areas to buy a home are always worth knowing about. Below we take a look at the average regional prices in England according to the UK house price index and look into how much each region differs in price:

Region	Average price (2024)	Annual change (%)
East Midlands	£253,000	+0.8
East of England	£355,000	-1.2
London	£539,000	-0.9
North East	£165,000	+1.8
North West	£220,000	+0.7
South East	£394,000	-1.3
South West	£331,000	-1.5
West Midlands	£256,000	+0.6
Yorkshire and the Humber	£212,000	+0.2

Average house price by property type in England 2024

House prices in the UK are not just affected by the area you are looking in or the time of year it is. House prices can also be affected by the type of property that you are looking to sell or purchase.

Below is data collected from the HM Land Registry, showing the change in house prices over two years, depending on the property type:

Property type	Average price	Annual change
Detached	£439,974	+2.8%
Semi-detached	£280,895	+4%
Terraced	£239,000	+3.1%
Flat/maisonette	£232,436	+0.5%
All	£298,076	-3.54%

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Is it hard to sell your house in cheap areas?

Selling your home in a cheap area can be a challenge as if you set your price too high, you may struggle to find a buyer, but if you price it too low, you risk waiting on the open market, or losing buyers who are concerned that there may be an underlying issue with the property.

In order to sell your home in a cheap area, you should take the following steps:

Choose your estate agent carefully
Set a realistic asking price that you can achieve
Cater your property towards first-time buyers
Stage your property to paint it in the best light
Highlight amenities your property may have
Be honest and upfront
Prepare to negotiate

What county has the cheapest house prices?

County	Average house price (2024)
County Durham	£176,541
Tyne and Wear	£201,362
Northumberland	£207,304
West Yorkshire	£233,108
Lancashire	£205,929

*According to data from Rightmove

County Durham

As it currently stands, County Durham is the county with the most affordable house prices. As we have previously mentioned, the North East is the region with the cheapest house prices, so it is no surprise to see County Durham on the list.

Its close proximity to Newcastle and homing the city of Durham, as well as the excellent transport links it boasts, allows you to travel both in and around the county with ease, making it an ideal choice for first time buyers and investors.

The most popular property in County Durham is its terraced homes, which on average sell for £109,762.

Below is a breakdown of the average cost of property throughout the county:

Detached: £287,786
Semi-detached: £157,291

Tyne and Wear

The next most affordable county in the UK is Tyne and Wear, also located in the North East of England. With affordable house prices and brilliant travel links to London and Edinburgh, as well as in and around the county, there is no wonder that Tyne and Wear is a popular county for those looking to purchase property.

The average price for a home in Tyne and Wear over the last year was £201,362, with the most popular property type sold being terraced properties, averaging £177,953.

Below is a breakdown of the average cost of housing throughout the county:

Semi-detached: £204,916.
Terraced: £165,151
Flats/maisonettes: £124,573

Northumberland

Next up on the list of affordable counties in the UK 2024 is Northumberland. A breathtaking county full of picturesque walks, national trust properties and a fantastic coastline, Northumbria is a firm favourite for those seeking low, affordable house prices.

Northumberland is a hotspot for reasonable property prices, with the average home costing £207,304. The most popular Northumberland property type sold over the last year were terraced properties.

Below is a breakdown of the average cost of housing throughout the county:

Detached: £391,086
Semi-detached: £199,512
Terraced: £165,399
Flats/maisonettes: £123,000

West Yorkshire

The next county on our list is West Yorkshire, home to the Royal Armouries and the Yorkshire Sculpture Park. With the average price of a property in West Yorkshire (December 2023 – November 2024) costing £233,108, there is plenty to love about life in West Yorkshire.

(Not just the fact that’s where The Property Selling Company’s HQ is!)

Lancashire

Lancashire is the last county on our list of counties with the most affordable housing, with an average house price of £205,929 (down from £213,078). With a host of beautiful beaches and scenic countryside walks, there is plenty to see and do in the wonderful county of Lancashire.

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The most affordable areas in the South East

The southeast covers a broad range of the country, encapsulating property hotspots such as Reading, Brighton, and Winchester. However, with an average property price of £471,323 over the last year (down from £540,354 in the previous year); it’s easy to see why many buyers may be put off by the southeast when house hunting.

While the average house price may be on the slightly pricier side of people’s budgets, there are plenty of areas in the south-east that can be classed as affordable.

Below we take a look at some of the most affordable places to buy a house in the south-east:

Area	Average asking price
Southampton City Centre	£216,302
Ocean Village	£233,593
Dover	£249,140
Newport (Isle of Wight)	£252,910
Ryde (Isle of Wight)	£254,915

*According to data from Rightmove

Southampton City Centre

According to data from Rightmove, the cheapest place to buy a home in the southeast is Southampton City Centre. Packed full of great local amenities, such as museums, parks, and a theatre, as well as great travel links, a property in this area will set you back by about £216,302, which is less than half the regional average!

Ocean Village

The next up on our affordable towns to buy in the southeast is Ocean Village, a development in Southampton where the average asking price is £233,593.

Located only minutes from the water, Ocean Village is full of amenities, such as shops, bars, restaurants and a cinema and is only a 20-minute walk from the city centre.

Dover

With an average house price of £249,140, Dover offers incredible value for buyers. Known for its iconic White Cliffs and rich history, it combines coastal charm with excellent transport links to London and Europe, making it a great choice for both families and commuters.

Newport (Isle of Wight)

If you’re looking for a peaceful retreat, Newport is a fantastic option with an average house price of £252,910. Nestled in the heart of the Isle of Wight, this charming town is surrounded by natural beauty and offers a relaxed, slower pace of life.

Ryde (Isle of Wight)

At an average of £254,915, Ryde is perfect for those who love coastal living. With sandy beaches, a vibrant seafront, and ferry links to the mainland, it’s ideal for anyone wanting the best of island life with easy access to the rest of the UK.

Portsmouth

For an average house price of £257,830, Portsmouth offers a vibrant mix of city living and maritime history. With landmarks like the Spinnaker Tower and a lively waterfront, it’s a great spot for those who want a bustling yet affordable urban lifestyle by the sea.

The cheapest place to live in the north of England 2025?

Area	Average sold price
North Ormesby, North Yorkshire	£58,958
Shildon, County Durham	£88,170
Peterlee, County Durham	£97,665
Eston, North Yorkshire	£116,244
Burnley, Lancashire	£135,721
Hyndburn, Lancashire	£145,325
Blackpool, Lancashire	£147,449
Hull, East Yorkshire	£160,047

*According to data from Rightmove

North Ormesby

North Ormesby gets the crown for the most affordable place to buy a house in the north of England, with an average asking price of just £58,958. Situated a mere 30-minute drive from North York Moors National Park, and Sunderland an hour and 15 minutes away using public transport, there is lots to love about North Ormesby.

Shildon

With house prices averaging just £88,170, Shildon is one of the most affordable places to buy in the UK. Known as the “Cradle of the Railways,” it’s steeped in history, with the Locomotion Museum celebrating its industrial past. Shildon also offers plenty of green spaces, a tight knit community and easy access to larger towns like Bishop Auckland for shopping.

Peterlee

Finally on our list of affordable places in the north of England is Peterlee. With plenty of nearby coastal towns to visit, and a grey seal spotting nature reserve, Peterlee has plenty of amenities on offer. With an average asking price of £97,665, Peterlee also has excellent transport links, getting you to Sunderland in 30 minutes on the bus.

Eston

Next up on our list is Eston, an industrial town in Cleveland. With an average asking price of £116,244, it is easy to see how Eston has made the list for affordable areas. Located a 10-minute drive away from North Ormesby, Eston is home to plenty of outdoor green spaces, shops, museums and more.

Burnley

At an average of £135,721, Burnley is a budget friendly choice with loads to offer. This Lancashire town perfectly balances urban convenience and countryside charm. Whether it’s exploring the stunning grounds of Towneley Hall, walking along the Leeds and Liverpool canal, or taking advantage of the town’s great transport links to Manchester, Burley is ideal for those wanting a mix of city and nature.

Hyndburn

With house prices around £145,325, Hyndburn offers affordable living in a welcoming community. Towns like Accrington, with its friendly vibe and great local amenities, make this area a real hidden gem. Surrounded by beautiful countryside and home to the stunning Haworth Art Gallery, Hyndburn is perfect for anyone looking for a mix of nature and community.

Blackpool

Blackpool’s average house price of £147,449 makes it an affordable option for seaside living. This famous coastal town has more than just its iconic attractions like Blackpool Tower and the Pleasure Beach. It also boasts sandy beaches, a booming nightlife and a lower cost of living compared to many other UK coastal towns. Whether you’re after family fun or just love being by the sea, Blackpool has it all.

Hull

At £160,047, Hull is great value for a city with so much to offer. From exploring marine life at The Deep, to wandering through the charming Old Town, Hull combines history, culture and modern living. With ongoing regeneration projects, a buzzing arts scene, and affordable homes, it’s a fantastic choice for families, young professionals, or anyone looking for a vibrant yet affordable place to call home.

Most expensive places to live in England 2025?

Now that we have looked at some of the cheapest places to buy houses in the UK, we can now explore some of the more expensive areas in England. Regardless of whether you are a first-time buyer trying to get a foot on the property ladder, a family homeowner looking to upsize, or are simply just curious, below are the 6 places in England with the highest property prices:

County	Average House Price
City of London	£885,540
Greater London	£784,301
Surrey	£602,306
Hertfordshire	£531,912
Oxfordshire	£473,312
West Sussex	£439,013

*According to data from Rightmove

City of London

Unsurprisingly, the City of London is at the top of our list of the most expensive places to live in England 2025. However, since the last time we updated this blog back in December 2023, the average house price in the City of London has dropped by 14.52% – having been at a high of £1,024,218.

As you can probably guess, the majority of properties sold within the City of London are flats, which sell for an average of £878,157. Terraced properties sell for an average of £1,750,000.

Greater London

Next up on our list is Greater London. Another area that will not be a surprise to most, Greater London is a prime location, and is home to excellent links and houses priced at an average of £784,301, which is actually a 11.76% increase from December 2023, when the average was £697,212.

Much like the City of London, flats were the most popular type of property sold over the last year, fetching an average price of £608,161. Terraced homes in Greater London sold on average for £985,964, and semi-detached homes sold for £1,116,681.

Surrey

Situated in the south East of England is the county of Surrey, home to a bounty of historical houses, zoos, theme parks and more, with easy access to London and beautiful countryside, Surrey is a top choice for those looking to commute to the capital whilst enjoying the peace of the countryside.

While it may be the middle of our list, Surrey’s house prices are certainly on the more expensive end of the property pricing spectrum with the average home costing £602,306 last year. The most popular property type sold in Surrey last year were semi-detached homes, which sold on average for £562,716. Detached homes sold for an average of £974,816 and flats averaged at £298,185.

Hertfordshire

Next up on our list of the most expensive places to purchase a property in the UK is Hertfordshire. Bordering Greater London, this commuter county is ideal for those looking to escape the city, whilst still being able to travel in and out of the capital with ease.

Slightly less expensive than its neighbours London and Greater London, Hertfordshire is still on the pricy side of property purchases, with the average house price last year settling on £531,912. The majority of properties sold were terraced, at an average of £437,466. Semi-detached homes sold for an average of £567,594, with flats fetching £277,482.

Oxfordshire

Oxfordshire has climbed into the rankings as one of the most expensive places to buy a house in the UK, with an average house price of £473,312. The county’s stunning countryside, historic landmarks, and proximity to London make it a highly desirable location.

A significant portion of homes sold in 2024 were semi-detached properties, with an average price of £439,121, appealing to families and professionals alike. Detached homes, ideal for those seeking more space and privacy, detached an impressive £680,711.

Meanwhile, terraced houses sold for an average of £395,927, offering slightly more affordable options in this prestigious area. With the vibrant city of Oxford, excellent schools and universities, and beautiful countryside, Oxfordshire continues to attract buyers.

West Sussex

West Sussex remains a popular and affluent area to buy a home, with an average house price of £439,013 in 2024. Known for its charming towns, rolling countryside and coastal beauty, it’s a favourite among families and retirees.

Detached properties accounted for the majority of the sales, with an average price of £673,617, appealing to buyers seeking spacious, high end homes. Semi-detached houses sold for an average of £425,083, providing slightly more affordable family options, while terraced homes averaged £355,197, catering to first time buyers and young professionals.

With excellent transport links to London, highly rated schools and towns like Chichester and Horsham, West Sussex combines luxury and convenience for those looking to settle in the South East.

We will handle everything for you

How we can help you sell your house

We are The Property Selling Company, an online estate agency that wants to change how you sell your home. We pride ourselves on our philosophy that selling a house should be three things; fast, effortless, and free. That’s why when you sell with us you can say goodbye to the days of expensive estate agents and legal bills, as we cover all of the selling fees for you.

We keep our philosophy at the heart of what we do, offering a tailored service to suit you. Our dedicated team of property professionals are by your side throughout every step of the process, offering you support even after you have sold. We will advertise your property on Rightmove and Zoopla, organise viewings, cover legal fees, and negotiate better deals for free.

We are making the challenges of buying and selling your home a thing of the past. Over the years, we have built a seamless process to provide you with an excellent service and sell for free.

So if you are ready to get your home on the market, fill out one of our free no-obligation forms today!

If you’re looking to buy a property, check out our current listings!

What are you waiting for? Sell the easy way

Posted on December 8, 2023 December 8, 2023

How Much are Property Solicitor Fees When Selling a House?

Looking at solicitors fees when selling a house, how conveyancing fees work and how we can help you sell for free…

Alexandra Ventress ★ Digital Content Writer

When it comes to selling your home, there are lots of potential costs that you will need to factor into the process. One such cost is your property solicitor. It is their job to handle the legal side of your house sale and to ensure that everything progresses as it should.

In this blog post, we will be looking at the average solicitor fee for selling a house, a breakdown of solicitor fees when selling a house, and how we can help you avoid them.

Looking for a quick answer? Check out our interactive menu to the right!

Why do I need a property solicitor to sell my house?

Whilst it is not a legal requirement, it is heavily recommended that you hire a solicitor when selling your home. The process of selling a property involves a lot of legal legwork in order to transfer ownership that if you do the conveyancing yourself has the potential to go wrong. If done incorrectly, you can delay your property sale or even cause it to fall through. If this were to occur the blame would all land on your shoulders.

What does a property solicitor do?

A property conveyancer or solicitor is responsible for the legal aspects of selling a property. It is their role to keep you updated about the sale progression and will keep you informed by answering any questions you may have about the process.

As part of the conveyancing process, your solicitor will perform the following legal work:

give legal advice
answer any pre-contract questions or queries you may have
draft contracts
handle contracts
pay off the remaining mortgage
exchange contracts
organise a completion day
pay Land Registry fees
obtain title deeds

It will be over to the buyer’s solicitor to arrange any conveyancing searches that will need to take place.

What are the property solicitors fee for selling a house

Solicitor charges for selling a house will typically be split into two different charges; legal fees and disbursements. These are:

Legal fees

This is the standard rate that property solicitors will charge when selling a house

Disbursements

These are classed as third-party costs and cover services such as searches

What are the average solicitor fee for selling a house 2023?

When it comes to solicitors fees when selling a house, the amount that you will pay in conveyancing fees will vary widely from solicitor to solicitor. There is no one size its all answer, as fees will be dependent on the property you are selling, how complex the sale will be, the location you are selling in, as well as which solicitors you use. According to data from CompareMyMove, the average solicitor fee for selling a house is approximately:

Fees	Cost
Solicitors legal fees	£1,270
Conveyancing Disbursements	£88
Potential Other Costs	£322
Total	£1,690

Disbursement fees for conveyancing

You will be pleased to know that you will need to pay fewer disbursement fees if you are selling and not buying. Below is a list of the main disbursements you can expect to pay when selling.

Anti-money Laundering Checks - £5

Regardless of whether you are buying or selling a house, an anti-money laundering check is a standard check that will be carried out by your conveyancing solicitor that is to ensure that you are not money laundering.

Bank Transfer Fee - £40

Another fee that you will need to get familiar with when selling a house is a bank transfer fee. This will be payable whenever your solicitor needs to transfer money over £60,000, such as when they are paying off your mortgage or paying the final sale funds to your account. Exactly how much this can cost varies between £25 – £45.

Mortgaged Property Supplement Fee - £220

If when selling your home you still have a mortgage, then your solicitor will be required to correspond with your mortgage lender in order to process your mortgage redemption.

Title Register Copy - £6

As part of the selling process, your conveyancer will need to access up-to-date copies of the freehold Title Register and died Title Plan. They prove you own the property you are selling and can be found on HM Land Registry. They cost £6 and will consist of a plan of the property as well as a plan of the property.

What about if the conveyancing process is more complex?

If you have a more complex house sale on your hands then you may end up paying slightly more to sell your house. Certain aspects of the sale that will cost you more should be set out at the start by your solicitor, such as Shared Ownership. Some fees, such as delayed completion fees, may crop up further down the line.

Below are some of the most common fees that you may be charged:

Service	Cost
Remortgage	£500
Shared Ownership	£330
Unregistered Property Fee	£100-£200
Delayed Completion	£100-£200
Indemnity Insurance	Varies
Transferring Equity	£530

When do I have to pay conveyancing fees?

When it comes to hiring a property solicitor, it is not unusual to be required to pay a deposit of up to 20% of the conveyancing fees. Once the house sale has been completed, you will then settle the rest of the bill. If you have a fixed fee conveyancer, then you will know the amount you will be required to pay in advance, and if you are using a no sale no fee solicitor then you will have nothing to pay if the sale falls through.

How do I find the right solicitor?

When it comes to looking for the right solicitor, there are a few avenues that you can explore in order to find the solicitor that is right for you:

Shop around

The first step you should take when finding the right solicitor is to shop around for quotes. Have a look at the different solicitors online and in your area, weighing up the different costs.

Check Reviews

You should also look at the different reviews for any conveyancers you are thinking of going with, being sure to look at both positive and negative reviews in order to get the best idea about the level of service that they offer. When searching for reviews, look at a variety across different channels, such as Trustpilot, Google reviews, and their own website. Whilst this is not the case for most companies, some may not be entirely truthful so be wary of sites where the reviews are all 5 stars with no complaints. If something is too good to be true it often is, and on the Trustpilot watchdog page, they have this to say about false reviews: “Use reviews with other sources and never replace common sense. If a company’s reviews are all five stars, with absolutely no negatives, question whether they can get it right every single time.”

Ensure that fees are itemised

You need to ensure that any quotes you receive are itemised and not missing any hidden costs. You should be aware of how much the bill should roughly cost, and if you are unsure ask for it to be itemised.

Regardless of who you decide to use, you should always choose a solicitor who is regulated by one of the following companies in order to ensure your sale is progressing correctly:

CLC
LSNI
SRA
LSS
CILEX

How do you know if a solicitor is good or not?

When it comes to finding a conveyancing solicitor, you need to ensure that they are the right choice for you. Below are some of the ways that you can determine whether a solicitor is the right choice for you or not:

Local knowledge

A good solicitor will have a strong knowledge of the local area. They should understand the local area, and be aware of any changes that may be occurring that can affect the market value of your home.

Jargon free

It is your solicitor’s job to ensure that you understand the selling process. This means they should not blind you with jargon, and instead should take the time out to explain any parts of the process that you do not fully understand.

Communication

A good solicitor will also maintain communication with you throughout the selling process. They should be in touch often, keeping you up to date with proceedings and keeping you aware of the next steps.

Fee transparency

When you use a good property solicitor, they should be honest and upfront about any fees that you will be required to pay. This means that all costs and fees should be laid out in agreement.

Or, you can bypass the hassle and sell with us! We are The Property Selling Company, an online estate agency that wants to change the way you feel about selling houses. We firmly believe that selling a house should be three things; fast, effortless, and free. That’s why we keep this at the heart of what we do, by providing a tailored service to suit your needs, at no extra cost for you.

Sell to The Property Selling Company

Or, you can bypass the hassle and sell with us! We are The Property Selling Company, an online estate agency that wants to change the way you feel about selling houses. We firmly believe that selling a house should be three things; fast, effortless, and free. That’s why we keep this at the heart of what we do, by providing a tailored service to suit your needs, at no extra cost for you.

Our dedicated team of property experts will work alongside you throughout every step of the house selling process, covering everything, so that you won’t have to. You can say goodbye to the days of expensive solicitor fees and legal work, as when you go through one of our approved solicitors we cover all of your legal fees for you.

We market your property on popular property portals such as Rightmove and Zoopla, organise viewings, cover legal fees, and negotiate better deals, all for free!

So if you are looking to sell your home, get in touch today and fill out one of our free, no-obligation forms!

Posted on December 1, 2023 December 1, 2023

What Is a Low Offer on a Property & How to Deal With It?

Looking at what to do if a buyer makes an offer on a house that is lower than expected, what a low offer on a property means, and how we can help you sell your home fast.

Alexandra Ventress ★ Digital Content Writer

Receiving a low ball offer on house is never a pleasant feeling, especially when you know your property is worth more. It can take what is supposed to be an exciting time and turn it stressful. Whilst it may not happen to you, knowing how to respond to a low offer on a property is a skill worth learning.

In this blog post, we are going to be looking at what a low offer on a property is, how to deal with them, and when to reject an offer.

Looking for a quick answer? Check out our interactive menu to the left!

What Is a Low Offer on a Property

A low offer on a property, also referred to as a cheeky offer, is an offer that is anywhere between 10-25% below the asking price of a property. As a rule of thumb, sellers will usually put their property on the market for slightly more than it is worth in order to get a head start on these offers.

A low ball offer on a house is anything 25% or less than asking price. More often than not, a seller will feel insulted by a low ball offer on their home, which can make negotiation difficult.

How to deal with low offers on a house?

When it comes to receiving any offer on a property, you will typically have three options, you can either:

Accept

Depending on how far below your asking price the offer you receive is, you may accept a low house offer. A common tactic used by buyers is to make an offer that is below the asking price in order to make room for negotiations. However, some sellers will accept this initial offer because they are looking for a quick move or have already purchased their next property.

Negotiate

Some sellers can decide to negotiate if they get a lower offer. As a rule of thumb, it is usually a good idea to provide a counteroffer that is higher than the buyer’s offer, but is slightly below the full asking price in order to find common ground. If you are unsure what could be classed as a realistic offer, it is always best to discuss it with your estate agent.

Reject

If you feel as though the offer that you have received is too low, then you are within your rights to reject it. You may wish to follow the rejection with a counteroffer rather than a flat-out rejection, however, the choice is yours. In some cases, the buyer may come back with a counteroffer instead.

Is a low offer on my house bad?

No its not. A low offer on home is not necessarily a bad thing, as it opens the line of communication for you to negotiate for a better deal. At the end of the day, a low offer is better than no offers.

If you have received a low offer, then you can either decide to cut your losses and accept, reject it if you feel as though it is too low, or you can negotiate for a better deal. As we have already mentioned, buyers will often put in an offer that is lower than asking price on purpose, as it leaves wiggle room for negotiation.

Should i negotiate a low ball offer made on my house

If you have received a low ball offer on a house, then by all means you should negotiate. If you believe that your property is worth a higher offer, then you are under no obligation to accept a lower offer, but it may be within your best interests to negotiate on price. The majority of estate agents will also encourage sellers to at least talk to the prospective buyers about price negotiations, and offer a counteroffer that is closer to their asking price.

You are able to reject the offer if you feel as though the offer on a property is too low, however, it is always worth at least entering negotiations, as they are not legally binding and you are under no legal obligation to accept.

If a seller makes an offer, do I have to accept it?

Any offer that is made is not legally binding until the exchange of contracts. You are under no legal obligation to accept an offer unless you have exchanged contracts.

You do not need to accept or reject any offers that you receive straightaway. You should take a day or two to consider an offer, weighing up the pros and cons. You may wish to check the local sold prices in the area online in order to get an idea of what similar properties are selling for.

Before you settle on a decision regarding accepting or rejecting an offer, you should consider the buyer’s position, their timescale for moving, as well as your own position.

Why is my house undervalued?

If you have an undervalued house, there could be a number of reasons for this occurring. It may have been a case that the asking price was much higher than equivalent properties in the area, or the condition of the property may not have been up to the correct standards. There may have even been maintenance issues that were not picked up until the mortgage valuation survey.

Some of the most common reasons why a property may be devalued include:

The seller has set a price that is far too ambitious
The lender is acting cautiously over fear of overinflated prices
Surveyor has uncovered issues with the property
The property was outside of the surveyor’s usual area of expertise

As the seller, you may never find out the full reason why your property has been undervalued. A mortgage valuation is not for the benefit of the seller, it is to ensure that the property will be suitable security for the mortgage lender.

What can I do?

Thankfully, if you have an undervalued house, there are steps you can take to rectify this. If you still wish to sell, below are some avenues you may wish to explore:

Consider lowering the asking price.
Spend money to correct any issues that may have led to devaluing.
Wait for property trends to change. You may risk losing an interested buyer, but if you wait for prices to rise you may be able to recoup some losses.
Find a different buyer with a new lender

When should I reject an offer on a property?

There are many reasons why you may choose to reject a low offer on house, such as it is a conditional offer or simply an unsatisfactory price. Below we take a look at some of the reasons you may have for deciding to reject an offer on your home:

Little flexibility: One such reason you may have for rejecting an offer is that the buyer has shown little to no flexibility in negotiations and is unable to address reasonable conditions from the seller.
Unsatisfactory terms: Should the proposed date for exchange and completion, repairs necessary for the property, or contingencies not align with your buying and selling plan, then you may wish to reject the offer.
Untrustworthy buyer: If the buyer has failed to provide the correct documents when asked to prove their financial capability or credibility, then you may wish to reject their offer.
Lowball price: Should the buyer have lowballed you with their offer and it is too low for the property’s value or your expectations, then you may reject it.
Financial instability: If there are any concerns raised about the buyer’s creditworthiness or their mortgage preapproval status, then you may wish to reject to save yourself hassle and disappointment further down the line.
Conditional: If a buyer submits an offer that is dependent on the sale of the buyer’s current property, this has the potential to cause delays and uncertainty further along in the sales process.

When to reject an offer on a home

Knowing when to reject an offer on your home is an important part of the house selling process. However, it is not as easy of a decision as it may originally seem. Below we take a look at some of the factors that you should consider when it comes to rejecting an offer on your property;

Know your price

One of the first things you will need to consider before rejecting an offer on a property is whether it reflects a fair price on your property. It is always wise to refer back to your house valuation to determine whether or not this is the case.

You should talk to your estate agent about any offers you receive, about whether they think they are a fair offer, or whether there is room to get a higher price.

Buyers situation

You should also consider the buyer’s situation before accepting or rejecting an offer. Be sure to find out if their timeline matches up with yours. Are they are part of a chain? Have they arranged their mortgage agreement in principle?

Carefully consider all of these factors before rushing to make a decision.

Personal circumstances

You should also consider not only your buyer’s circumstances but your own. Are you looking for a quick sale or can you afford to wait a while on the market? Are you looking for a buyer who will look after your home the way you have?

You will need to understand exactly what you are looking for and how the offer you have received lines up with this.

Carefully consider all of these factors before rushing to make a decision.

Time spent on the market

Another aspect you should look into considering is the amount of time you have spent on the market. If you have only just put your property onto the open market, then you may want to think about waiting for a better offer.

Terms and conditions

The offer you receive for your house price will undoubtedly take a lot of consideration, however, you should also think about the terms and conditions that come with it.

Market trends

You should also look into the market trends currently occurring in the open market. If it is currently a buyer’s market, then you may want to consider any offers you get carefully. However, if it is a seller’s market, then you will have a little more leeway and can afford to wait around.

Listen to your agent

Your estate agent will know how best to tackle low offers. They will be able to offer you insight into whether to consider the offer, if there is room for negotiation, and help you navigate the process.

Sell to us

Whether you are looking to buy or sell a property, we are here to help! Here at The Property Sourcing Company, we firmly believe that selling a house should be three things; fast, effortless, and free. We keep this at the heart of what we do, by providing you with a tailored service to suit your needs, at no extra cost to you.

We will work alongside you every step of the house-selling process, covering everything, so you won’t have to. The days of expensive solicitor fees and legal work are over, and our team of property experts will continue to be there even after the process is complete.

We will market your property on popular property portals such as Rightmove and Zoopla, organise viewings, cover legal fees, and negotiate better deals, all for free!

So if you are looking to buy or sell a property, get in touch today and fill in one of our free, no-obligation forms!

Posted on November 30, 2023 November 30, 2023

Are eco friendly houses hard to sell: Sustainable property

Learning what an eco friendly house is and how hard they are to sell…

Tom Condon ★ Digital Content Writer

In the UK, most new build homes are far more eco friendly than their older counterparts with 63% of new builds being cheaper to run. This is one of the reasons why new build homes are a target for first time buyers looking to cut down on their energy bills.

But, what happens if you opt for a completely eco friendly house? Well, they can be slightly more expensive to buy, come with more maintenance, but can be cheaper to run. You may find that the market for a fully eco-friendly home is smaller, but that doesn’t mean it’s harder!

In this article we will cover how hard it is to sell an eco-friendly house, and the best routes to do it.

What is an eco friendly house?

Eco friendly houses, green homes or Passivhaus properties are homes that are built with sustainability at the heart of the project. The sustainability ethos could come from the sustainable materials used to build the house, the properties energy efficiency, how it reduces the inhabitants carbon footprint and much more.

There are plenty of different types of eco-friendly houses, with some being entirely off grid countryside cottages, and others being state of the art modern houses – the type you’d see on Grand Designs.

What is a Passivhaus property?

A Passivhaus property creates a comfortable and energy efficient living space with minimal reliance on conventional heating and cooling systems.

The term originated in Germany in the 1990s and has since gained international recognition as a leading approach to sustainable building design. Passivhaus properties can be 25% more expensive to build than traditional properties, but save 90% more on energy bills.

Homes that meet the Passivhaus standard are certified through a rigorous verification process and must have:

Superior Insulation: Passivhaus properties have high levels of insulation in the walls, roof and floor to minimise heat loss and gain.

Airtight construction: They are built to be extremely airtight to prevent uncontrolled air leakage, ensuring that the ventilation is carefully controlled.

High performance windows and doors: They use high-quality windows and doors with advanced glazing to minimise heat loss.

Ventilation with heat recovery: Mechanical ventilation systems with heat recovery are a core component of Passivhaus designs. These systems exchange stale indoor air with fresh outdoor air while recovering the heat from the outgoing air.

Thermal bridge-free construction: Passivhaus design minimises thermal bridges, areas where heat can easily transfer between the interior and exterior of a building.

Solar gain: Passive solar design principles are often incorporated to optimise the use of solar energy for heating.
Performance standards: Passivhaus properties must meet specific energy performance criteria, including a maximum annual heating demand, primary energy consumption and airtightness level.

What should be included in an eco friendly house?

Most buyers looking for an eco-friendly house will be looking for a property that aligns with four pillars of sustainability; natural building materials, thermal mass heating, green energy source or supplier and temperature controlled architecture.

Natural building materials

The use of natural building materials instead of plastic sources contributes to the eco-friendliness of the house.

Buyers value this feature because it not only promotes sustainable construction practices but also ensures that the home has a reduced environmental impact. Natural materials are often renewable, biodegradable, and have a lower carbon footprint compared to synthetic alternatives.

Thermal mass heating

The focus on thermal mass heating is vital for energy efficiency. Home buyers are attracted to this feature because it helps regulate indoor temperatures more effectively. Thermal mass retains and releases heat slowly, contributing to a more comfortable living environment.

This not only reduces the reliance on artificial heating and cooling systems but also lowers energy consumption, resulting in cost savings for the homeowners.

Green energy source or supplier

The use of electricity from a green energy source or supplier is a very important factor for eco-conscious buyers. Green energy demonstrates a commitment to reducing the carbon footprint associated with the home’s energy consumption.

It aligns with the growing awareness of the environmental impact of traditional energy sources and reflects the homeowner’s dedication to using clean and renewable energy.

Temperature controlled architecture

The architectural design of a building plays a very important role in controlling temperature. Eco home buyers appreciate features that contribute to natural temperature regulation, such as strategically placed sky lights, shading and doors, all of which maximise on potential natural light.

In some properties, the architecture of a property can aid in the heating system and heat recovery. Temperature controlled architecture not only enhances comfort but also reduces the ends for excessive energy consumption in maintaining a suitable indoor climate.

How can architects utilise natural light in eco-friendly buildings?

Although you are probably reading this article because you want to sell your house, it can never hurt to know different ways architects create properties so you can recognise the features in your existing property.

One hack architects use is orienting the home to maximise any natural light and heat gain in order to reduce the need for artificial lighting and heating. This is also used alongside incorporating natural ventilation like operable windows and vents to encourage natural airflow, and limit the reliance on mechanical ventilation systems.

What features do eco friendly houses have?

Eco friendly houses with these features are attractive to potential buyers because they offer long-term cost savings, reduced environmental impact and a healthier living environment:

Good insulation

Good insulation helps maintain a consistent indoor temperature, it helps by reducing the reliance on heating and cooling systems, leading to lower energy consumption. Which in turn reduces utility bills and the overall carbon footprint of the house.

You should always remember to insulate your roof as well as your walls and floors, as most of the heat will escape through your roof.

According to the UK Government website, good insulation could increase your home value by up to 9%.

Renewable energy sources

Using renewable energy sources such as wind, solar or geothermal power helps to reduce dependence on non-renewable energy like fossil fuels and contributes to a lower environmental impact.

Heat pumps, whether they are ground source heat pumps or air source heat pumps, are highly efficient in converting energy from the air, ground, or water into heat for indoor spaces. This is because they achieve high levels of efficiency, especially in moderate climates like the UK.

Solar panelling

Solar panels convert sunlight into electricity, providing a clean and sustainable energy source. Solar panelling reduces reliance on traditional energy grids and fossil fuels, leading to cost savings and environmental benefits.

Solar panels can add between 4% and 14% to a house’s value, with some rare cases seeing house valuations increasing by 25%.

Water conservation systems

Water conservation systems such as rainwater harvesting and efficient plumbing fixtures, help reduce water consumption. In areas facing water scarcity water conservation systems can be great as it collects rainwater to use within the property.

Water conservation systems can save homeowners between 40% and 50% of their water bills, all while adding up to 8% to a house’s value.

Using reclaimed materials

Incorporating reclaimed or recycled materials into construction reduces the demand for new resources, minimises waste and promotes a circular economy by preventing valuable materials ending up in landfills.

While using reclaimed materials can be a great way to save costs when building, you will need to be careful that the property does not become classified as ‘non-standard construction’ as this could affect the likelihood of potential buyers getting mortgage approval on your property.

Double or Triple glazed windows

Double or triple glazed windows enhance insulation by providing an extra layer of thermal resistance. Glazed windows help in maintaining a comfortable indoor temperature, reducing the need for heating or cooling, and contributing to noise reduction and energy efficiency.

It is estimated that double glazing windows can increase the property value by up to 10%, while triple glazing can improve the house value by up to 20%.

Smart technology

Smart technologies, such as energy efficient appliances, programmable thermostats and home automation systems enable homeowners to monitor and control energy usage, leading to optimised energy consumption, increased efficiency and cost savings.

Making smart technology additions to a property may add on average, £16,000 to a house’s value. But, this will depend on the type of smart tech added and whether you have taken steps to increase your EPC.

Does interior design matter when it comes to eco housing?

Interior design matters to a degree when dealing with eco housing, as sustainable home design practices can complement the overall environmentally conscious ethos of a property.

Sustainable interior design can be achieved via the use of eco-friendly materials like recycled or reclaimed wood, low volatile organic compound paints, and energy efficient appliances.

Why would potential buyers be put off by an eco friendly house?

As we have previously mentioned, one of the drawbacks of eco friendly housing is the steep learning curve attached to their home systems, especially if they are off grid or are completely self-sustainable ecologically,

Away from this, another issue some potential buyers may have with your eco-friendly home is the fact that its airtight insulation traps sound indoors which can be annoying if the potential buyer is part of a large family – as noise is trapped within.

Another issue that arises is eco homes need some or a lot of maintenance in order to maintain their eco status, and potential buyers will need to be proactive when keeping up with energy consumption requirements.

What is the most eco-friendly town in the UK?

In May, Oxford in Oxfordshire, was crowned the greenest and most eco friendly town in the UK, under the ENDS Report Green Cities Index 2023. The index evaluated England’s 55 largest urban cities on more than 30 environmental factors grouped into five categories: public realm, green behaviour, air quality, climate and water quality.

Oxford scored highly in the public realm and green behaviour categories. The city’s residents were recognised as among the greenest in England. In addition to this, Oxford has the fourth highest recycling rate in the country, which represents a commitment to sustainable waste management.

In terms of sustainable infrastructure, the city boasts the fifth highest number of electric vehicle charging stations per 100,000 people in England. Oxford also performed well in terms of green commuting behaviour, with a high proportion of residents travelling to work by bicycle or on foot.

The city has a history of leading the way on environmental measures for the South of England, with initiatives such as the UK’s first Zero Emission Zone pilot, Europe’s most powerful EV charging hub and the UK’s first citizen’s assembly on climate change.

Oxford has demonstrated commitment to zero carbon efforts including the establishment of a Zero Emissions Zone in the city centre and plans for an all electric bus fleet.

Despite some controversies over recent green initiatives like low-traffic neighbourhoods and the decision to serve 100% plant-based meals at internal events, Oxford has been proactive in implementing measures to enhance its environmental sustainability.

What town in the UK has the most eco-friendly houses?

Norwich has the most eco-friendly homes in the UK, according to research provided by Rated People. The research calculated eco-home scores based on a set of 20 ‘eco-home criteria’, considering environmentally friendly features such as extra insulation, smart metres, electric car charging points and heat pumps, biomass boilers and electric cars.

Is it harder to sell an eco-friendly house?

Selling an eco-friendly house can be interesting to sell on the open market because although it has some very good positives, it may be seen as a learning curve by inexperienced eco home buyers which narrows the pool of potential buyers.

One of the positives of eco homes is that they are more energy-efficient and appeal to environmentally conscious buyers as they offer reduced monthly energy bills.

But, this energy efficiency will probably come with a steep learning curve as eco-friendly houses tend to have their own insulation systems, window shutters and water conservation systems.

It gets even more complicated if your house has Passivhaus recognition as this will need to be maintained in order to retain its value and quality.

What are the main differences between eco housing and normal housing?

The main difference between eco housing and normal housing is that eco friendly housing and their sustainable features are 25% or more expensive than traditional homes, but buyers will take into account the fact they are making an investment into the future and environment.

Eco housing tends to be more energy efficient, resulting in lower utility bills which is a significant selling point for cost-conscious potential buyers, especially as normal housing may lack the energy efficiency features of an eco home and will result in higher long-term utility costs for buyers.

Sustainable properties appeal to people looking to prioritise sustainable living and reducing their ecological footprint, which unsurprisingly, has become a top demand amongst buyers on the open market within the last decade.

Most new build properties are built with some form of eco friendliness to them, offering double or triple glazing, underfloor heating and thorough insulation throughout the properties. Although these are not considered completely sustainable properties, they are a good starting point for eco friendly housing.

In most cities in the UK, especially in the Government’s Investment Zones like Cambridge and Leeds, there are incentives and tax exemptions for eco-friendly features which can be additional selling points. It’s always good to find out if your property falls within this as it will make your house more attractive to people on limited budgets.

Finally, buyers are far more likely to buy traditional properties with period features, as this is what they have become accustomed to. Although demand for eco friendly housing has risen, there is still quite a narrow pool of buyers that are interested in one specific area.

Where can I sell my sustainable property?

The best way to sell your sustainable property or eco friendly house is through us! We are a leading UK estate agency with over 50 years of combined experience in selling and buying houses.

We can help sell your property in as little as 28 days, all while handling and covering the costs of all your marketing, photography, listing, visiting and more. All the costs usually associated with selling your house, we will cover — even your solicitors!

We have an ethos here at The Property Selling Company, that selling your house should be fast, effortless and free. And, we have made it our mission to do just that! We will work alongside you with every step of the house-selling process, ensuring that you are satisfied around every corner.

We will market your property on property portals such as Rightmove and Zoopla, organise viewings and much more. If you are looking to buy or sell a property, get in touch today and fill in one of our free, no-obligation forms!

What is a house guide price & should it be trusted 2024 UK

Table of Contents

What does house guide price mean?

What is guide price?

What is a house guide price at auction?

How accurate are guide prices at property auctions?

How is a price guide for houses set?

How is an estate agent guide price set on the open market?

How is a house guide price set at an auction house?

Are there any guidelines for guide prices?

What’s the difference between house guide price and asking price?

How much do houses sell for compared to asking price?

Should you follow the guide price on property or decide the price for yourself?

Can buyers offer lower than the guide price?

What is the difference between guide price and ‘offers in excess of’?

Should you trust an estate agent guide price?

Can you trust an online estate agent?

Who pays for the probate valuation & who organises it?

Table of Contents

What is a probate valuation?

How is the value of a property defined?

How is a property valued for probate?

Why should you value an estate for probate?

What are the different types of probate valuations?

Who pays for probate valuations?

Who needs to organise the valuation?

How much do probate valuations cost?

Who owns a property during probate?

How long after probate can a property be sold?

Can I sell a property before probate?

What is the probate selling a property process?

Is selling property after probate taxable?

What happens if you sell a property for less than the probate value?

Are probate properties cheaper?

How The Property Selling Company can help you with probate properties

Probate valuation FAQs

Most affordable & cheap places to buy homes in the UK 2025

Most affordable & cheap places to buy homes in the UK 2025

Table of Contents

Housing market predictions for 2025

Where in the UK is it cheapest to buy a house in 2025?

Average house price by property type in England 2024

Is it hard to sell your house in cheap areas?

What county has the cheapest house prices?

The most affordable areas in the South East

The cheapest place to live in the north of England 2025?

Most expensive places to live in England 2025?

How we can help you sell your house

How Much are Property Solicitor Fees When Selling a House?

Table of Contents

Why do I need a property solicitor to sell my house?

What does a property solicitor do?

What are the property solicitors fee for selling a house

What are the average solicitor fee for selling a house 2023?

Disbursement fees for conveyancing

Anti-money Laundering Checks - £5

Bank Transfer Fee - £40

Mortgaged Property Supplement Fee - £220

Title Register Copy - £6

What about if the conveyancing process is more complex?

When do I have to pay conveyancing fees?

How do I find the right solicitor?

How do you know if a solicitor is good or not?

Sell to The Property Selling Company

What Is a Low Offer on a Property & How to Deal With It?

Table of Contents

What Is a Low Offer on a Property

How to deal with low offers on a house?

Accept

Negotiate

Reject

Is a low offer on my house bad?

Should i negotiate a low ball offer made on my house

If a seller makes an offer, do I have to accept it?

Why is my house undervalued?

What can I do?

When should I reject an offer on a property?

When to reject an offer on a home

Sell to us

Are eco friendly houses hard to sell: Sustainable property