Guide price, offers over, asking price: what each one means

Every price on a property listing comes with a few words in front of it, and those words matter. They tell you how the seller and their agent expect the sale to go, and they should shape how you approach your offer.

Asking price

A plain price, or "asking price", means the seller would be happy to agree at that figure. Some negotiation is normal, particularly if the home has been on the market for a while, but an offer well below the asking price is likely to be rejected unless you can explain why.

Guide price

A guide price is the agent's estimate of what the home will sell for, and it is used most often for homes that are likely to attract more than one buyer. Offers both below and above the guide are possible. If the home is popular, expect to need to be at or above the guide, and expect a deadline for best offers.

Offers over and offers in excess of

"Offers over" sets a floor. The seller is unlikely to consider anything below that figure, and the agent expects competition above it. It is most common for homes that are rare in their area: a family house on a garden square, or a flat with outside space where few have it.

Price on application

You will see this mainly on the most expensive homes. It usually means the seller wants privacy, and the agent will share the price once they know you are a serious buyer.

How to pitch an offer

Whatever the wording, three things count as much as the number:

• Your position. A buyer with nothing to sell, or with a sale already agreed, is worth more to a seller than one who has not yet put their home on the market.
• Your finance. A mortgage in principle, and proof of deposit, show you can do what you say.
• Your timing. If you can match the seller's timetable, say so.

When you make an offer through us, we put all three in writing to the seller alongside the figure. In a competitive situation, they often decide it.