Cash Offer Check
What a cash buyer would pay for your home
A funded cash buyer typically pays 70–85% of market value — you trade a little price for speed and certainty. Enter a market value to see the honest indicative range.
- No fees
- No lock-in
- Offer in days
Indicative cash offer
£0 – £0
That's 70–85% of £280,000 — a midpoint around £217,000. Shown as a range, never a single firm figure.
Honest note: this is an estimate for guidance, not a valuation or an offer. A real offer depends on the property, your situation and a funded buyer's assessment. We never show a single “guaranteed” price.
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The honest version
How a cash offer is worked out
There's no magic formula and no secret algorithm. A funded cash buyer starts from what your home would realistically fetch on the open market, then applies a discount — usually landing somewhere between 70% and 85% of that value. The discount isn't arbitrary; it's what you trade for everything a normal sale can't guarantee.
Start from market value
An honest estimate of what your home would sell for on the open market, given its type, condition and location. That figure is the anchor — not a number plucked from the air.
Apply the 70–85% band
A funded buyer needs room for their costs, the work a property may need and the risk they take on by completing fast. That lands the offer in the 70–85% range — shown as a band, never a single figure.
Price in your situation
Condition, tenure, any legal quirks and how quickly you need to move all shift the figure within the band. A serious buyer reviews the real property before confirming.
Why a cash buyer pays less — and why it can still be worth it
- Speed. Completion in weeks, not the months an open-market sale often drags on for.
- Certainty. No mortgage to fall through, no chain to collapse, no buyer changing their mind at the last minute.
- No fees. No estate-agent commission (typically 1–3% + VAT) and, with a genuine buyer, no buyer’s fees.
- No hassle. No endless viewings, no renovating just to make the place sellable, no chasing a chain.
Side by side
Cash sale vs estate-agent sale
Neither route is “better” — they trade different things. A cash sale buys speed and certainty; the open market usually gets you a higher price if you can wait and accept the risk it might fall through. Here's the honest comparison.
| Cash sale | Estate-agent sale | |
|---|---|---|
| Typical timescale | A few weeks | Often 4–6+ months |
| Estate-agent fees | None | Typically 1–3% + VAT |
| Price achieved | ~70–85% of value | Closer to full market value |
| Chain / fall-through risk | No chain, no mortgage | Common — sales fall through |
| Certainty of completing | High once agreed | Uncertain until exchange |
| Lock-in / tie-ins | None — walk away any time | Often a fixed agency term |
Figures are typical ranges for guidance, not promises — your own situation, property and buyer will differ.
Common questions
Cash offers, answered honestly
How much do cash house buyers pay?
A funded fast-sale cash buyer typically pays around 70–85% of a property’s market value. The exact figure depends on the home, its condition and your situation. It’s shown as a range, never a single guaranteed number.
Is a cash offer lower than market value?
Yes — a genuine cash offer is below open-market value, and any buyer claiming to pay full market value for a fast sale should be treated with caution. You trade a little on price for speed, certainty and a sale that doesn’t fall through.
Why would I accept less than my home is worth?
You’re paying for speed and certainty, not for the property to sell at a discount for its own sake. A cash sale removes estate-agent fees, mortgage delays, chains and fall-throughs, and can complete in weeks. For some sellers that certainty is worth more than the last few percent of the price.
How fast can I sell my house for cash?
Often within a few weeks rather than the months an open-market sale can take, because there’s no mortgage to arrange and no chain. Searches and legal work still take some time, so same-week completion is rare — and no sale is fully certain until contracts exchange.
Do I pay any fees on a cash sale?
Through our Cash Offer Check you pay nothing — no estate-agent fees, no buyer’s fees, and the buyer covers your conveyancing solicitor too. With other cash buyers, always check for hidden charges (some deduct fees or expect you to pay your own solicitor) and get the offer in writing before you commit.
Is this estimate a valuation or a real offer?
No. This tool gives an honest indicative range for guidance only — it isn’t a valuation, a mortgage assessment or an offer. A real offer depends on the property, your situation and a funded buyer’s assessment.
Honest note: nothing on this page is a valuation or an offer, and we never show a single “guaranteed” price. Your Property Check is the honest introducer — we connect you to a trusted, funded partner who buys, we don't buy your home ourselves.