How Much Do Cash House Buyers Pay?

The typical range

No official figure exists for the discount. Cash buyers usually offer less than a realistic open-market value, and how much less varies by buyer and property. Faster completion, poorer condition, legal friction or thin local demand push offers lower; more time flexibility and strong stock push them higher. If the house is part of an estate, selling a house in probate covers the timetable that sits behind any offer. A “guaranteed” price or sale promise is covered in what a guaranteed house sale is.

Treat any website promising a near-full price, a 7-day completion and no catch with scepticism until funds and contract terms are verified. Check proof of funds and redress membership before signing anything.

What changes the number

Condition and required works. Lease length and building safety issues. Location liquidity. Whether tenants are in situ. How quickly you need funds. Title or dispute complications. Two of these have their own guides: selling an unmortgageable house and selling a tenanted house.

Buyers also price their own holding costs, refurbishment, resale risk and cost of capital. You are selling convenience as much as bricks.

Compare net, not headline

An agent’s projected sale price is not what you bank. Subtract commission VAT, dual legal fees, months of mortgage/bills, likely negotiation discount, and the probability of fall-through. Selling without repairs? See selling a house as is for what you still have to disclose, and downsizing if you are moving somewhere smaller.

A lower cash figure can win on net proceeds and stress once those realities are included, especially for urgent sellers.

Compare what you would keep, not the headline

The Property Ombudsman’s code says a buying company must tell you its offer is at a discount to open market value, and our three-route comparison shows how that sits beside the open market and auction. A lower offer can leave you with similar money if it comes with fewer costs, and a higher one can leave you with less. Put each offer into the cost of selling worksheet and ask the buyer in writing which costs they pay. If an offer is advertised as fee-free, where the costs can still sit shows what to ask for.

FAQ

Do cash buyers always pay under market value?

Almost always below a best-case open-market gross price, because they are paying for speed and certainty. Whether you are worse off overall depends on fees, time and risk.