The number
Across the UK quick-sale market, funded buyers typically offer 75% to 85% of open-market value. The higher end for clean, easy-to-resell properties in strong areas; the lower end for properties that need work, have title problems, or are in slower markets.
Why 80%: a £200,000 house bought by a cash buyer
| Buyer's cost | Amount |
|---|---|
| Purchase at 80% | £160,000 |
| Stamp duty (additional-property rates, England) | £8,700 |
| Legal fees, both sides (they pay yours) | £2,500 |
| Light refurbishment | £6,000 |
| Holding costs for 6 months (finance, council tax, insurance, energy) | £5,000 |
| Agent fee on resale at £200,000 | £2,900 |
| Total cost | £185,100 |
| Resale | £200,000 |
| Profit before tax, and before anything goes wrong | £14,900 (7.5%) |
At 85% the profit is under £5,000. At 90% the buyer loses money. That is the arithmetic behind every genuine offer, and it is why "we pay up to 100%" or "market value in 7 days" cannot be a cash offer. It is either a tie-in, an offer that will be reduced later, or an assisted sale where they market the property and you wait like everyone else.
"Market value" of what?
The buyer's percentage is applied to their view of market value, not yours. A good buyer will explain how they got to the figure (recent sold prices nearby, condition, the local market). A bad one will start high, then "find" reasons to cut it. Ask how they value, and check it against sold prices on the portals yourself.
What moves the percentage
- Up: a clean freehold house in an area that resells quickly; vacant possession; no work needed; a fast, straightforward legal title.
- Down: flats with short leases or high service charges; tenants in situ; structural or damp problems; unusual construction; a slow local market; a complicated title (probate not granted, disputes, restrictions).
Comparing offers
Compare what you will actually receive, on what date, with what certainty. An agent sale at 97% of asking that completes in six months, after fees and six months of mortgage, is often worth less than it looks; our calculator does the sum. But if you have the time and the house is straightforward, the agent route usually still wins on money. The question is whether you have the time.
A note on the numbers. Percentages, timescales and costs on this site describe what is typical in the UK quick-sale market in 2026. They are not offers. Any offer comes from the buyer we introduce you to, after they have assessed the property, and it is theirs alone. Take independent legal advice before you exchange contracts on any sale.
Common questions
Can I negotiate with a cash buyer?
Yes, a little. They have a margin and a competing offer moves them. But a buyer who suddenly finds another 10% was not offering honestly in the first place.
Is 80% of market value a rip-off?
It is the price of speed and certainty. For someone facing repossession, a broken chain or a house that will not mortgage, it can be the best available outcome. For someone with time and a saleable house, it is a poor one. The number is not the problem; the fit is.
Does the buyer pay stamp duty?
Yes, at the additional-property rate, and it is one of the reasons the discount exists. You pay nothing.
Need to sell fast? Find out what a cash buyer would offer.
Two minutes about the property. A vetted cash buyer calls you back with a genuine figure, usually within one working day. Free, no obligation, and you can walk away at any point.