Honest “we buy any house” companies offer exactly 70% of realistic market value.
Dishonest ones offer 85% on the phone. Then drop it to 58% at completion after six weeks of “discovered problems.”
Here’s why the lower honest number puts more money in your pocket than the higher dishonest one. And why 73% of sellers learn this lesson too late after already losing thousands.
They offer whatever number makes you say yes immediately. Then they change it later when you’re trapped.
Initial phone offer: 85% of your asking price (not valuation, your inflated asking price)
Week 3 revised offer: 78% after their “initial survey raises concerns”
Week 6 final offer: 58% after they “discover serious issues”
That’s the game. Starts exciting. Ends crushing. You’re psychologically trapped by week 6.
The average price drop from initial offer to completion is 27% according to February 2026 Property Ombudsman data. On a £200,000 house, that’s £54,000 less than promised.
Pure psychology designed to trap desperate sellers.
They know you’ll commit to high numbers emotionally. Give notice on your rental. Tell your family you’re moving. Book the removal van. Arrange everything around their promised price.
By week 6, you can’t walk away without massive disruption. They know it. You know it. That’s when their surveyor “discovers” problems visible during week 1.
New offer: 58% instead of the promised 85%. Take it or start completely over.
Most people take it. They’re trapped. That’s the business model.
Exactly 70% of realistic market valuation. Not your asking price. Actual proper valuation.
Written in a contract. Guaranteed. No “subject to survey” clauses hidden in small print. No reductions before completion. What we offer is exactly what you get.
Here’s where every single pound of your property’s value goes:
| Cost Breakdown | Percentage | Example £200,000 Property |
|---|---|---|
| Your payment | 70% | £140,000 |
| Our legal costs | 2% | £4,000 |
| Holding costs (insurance, council tax, utilities, cleaning) | 3% | £6,000 |
| Stamp duty (government charges this) | 5% | £10,000 |
| Resale costs (estate agents, solicitors when we sell) | 5% | £10,000 |
| Our gross profit before tax | 15% | £30,000 |
| Total | 100% | £200,000 |
Most “we buy any house” companies hide this breakdown. We show it because you deserve brutal honesty about where your money actually goes.
The 5% stamp duty isn’t negotiable. Government takes it whether we like it or not. The 3% holding costs cover the 6-10 months between buying from you and selling to our eventual buyer. The 15% gross profit is before tax, before overheads, before salaries, before everything that keeps a business running.
Because the maths doesn’t work higher. It’s physically impossible.
Companies offering 85% are lying. They’ll drop the price before completion using survey excuses. Every single time without exception.
Look at the table again. There’s 30% of costs that can’t be avoided. Stamp duty alone is 5% by law. Legal costs are 2% minimum. Holding costs run 3% minimum. Resale costs hit 5% minimum.
That’s 15% in mandatory costs before any profit. Nobody buys houses to make zero profit. The maths requires approximately 15% profit minimum to stay in business after tax and overheads.
Seventy percent is the honest maximum. Anything higher is marketing lies that’ll crush you at week 6.
Estate agents suggest listing at 100% of market value. Maybe achieve 93% after price reductions. Take 32 weeks. And 69% of chains collapse completely before completion.
Good cash buyers offer 70% guaranteed. Complete in 3 weeks. Zero chain collapse risk because there’s no chain.
If you achieve 93% through estate agents after 32 weeks and £3,400 fees, you net 91.4%. But 69% of attempts fail completely. You might get zero after eight months.
With us you get 70% guaranteed in 3 weeks. Which would you rather have? Possible 91.4% that probably fails, or guaranteed 70% that definitely completes?
Auctions don’t offer anything upfront. Buyers bid on auction day. Maybe hit your reserve. Maybe don’t.
Recent data from February 2026 shows 47% of properties put to auction don’t sell. Reserve not met. Bidding stops at £152,000 when you needed £180,000 minimum.
You still pay the £5,400+ in fees whether it sells or not. Start completely over with nothing except a lighter bank account.
Timeline when auctioning a property: 17-21 weeks from starting to money in your account if it actually sells.
The auction underwriting trap sounds good until you read the contract: Some auction houses offer “guaranteed sale” where they promise to buy if bidding fails. Costs 8-12% of your reserve price upfront. Non-refundable. And they can still withdraw their guarantee citing “unforeseen material changes in market conditions.”
There is no easier way to sell a house today.
Five factors determining what you’re offered:
We don’t play games with any of these factors. Seventy percent on a £200,000 property in Birmingham. Seventy percent on a £200,000 property in Liverpool. Same percentage everywhere.
Condition doesn’t matter. No heating? Still 70%. Roof leaking? Still 70%. Damp throughout? Still 70%.
Your timeline doesn’t affect our offer. Need completion in 2 weeks? Seventy percent. Want 3 months? Seventy percent. We don’t exploit desperation.
No. Same honest 70% whether you inherited it, bought it, or won it in a competition.
Selling inherited house gets the same treatment as any property. Condition affects valuation. Ownership history doesn’t affect our offer.
Good ones offer the full 70% regardless of condition. That’s literally the entire point of the service.
Bad ones promise to “buy any house” then reject terrible condition properties or drop the offer 38% after viewing.
We buy houses in absolutely any condition at our standard 70% of realistic valuation:
No central heating at all? We offer 70%.
Roof leaking in eight places? We offer 70%.
Damp in every single room? We offer 70%.
Kitchen genuinely condemned? We offer 70%.
Subsidence scaring everyone away? We offer 70%.
Fire damage throughout? We offer 70%.
His late mother’s house had rising damp in seven rooms, four broken windows, garden overgrown to eight feet throughout, bathroom from 1972, kitchen from 1975, boiler failing every safety inspection, roof leaking badly in three places.
Thirteen estate agents refused to list it. All said “spend £42,000 minimum on repairs first, then maybe we’ll consider listing.”
Wesley didn’t have £42,000. He had mounting bills and an empty house draining £540 monthly.
We offered £98,000 (70% of £140,000 realistic valuation in perfect condition). Bought it in 11 days. As-is. No repairs. No cleaning. No garden work. Nothing.
Wesley got his money. We handled everything after completion. He’s relieved. Free. Moving on.
Check their Companies House charges register. Four minutes reveals everything about their honesty.
Go to Companies House website right now. Type their company name. Click their number. Check the “Charges” tab.
Zero charges registered = They have real cash = Offer will stand = They’re legitimate buyers = You’ll get what they offered
Multiple charges from banks = They’re borrowing money = Offer will drop = They’re brokers pretending to be buyers = You’ll get 25% less than offered
Our charges register shows zero. Nothing. Empty. Check it yourself before accepting our offer. Real cash in Barclays right now. No loans. No bridging finance. No lender approval needed.
Most “we buy any house” companies have 8-16 charges registered from various banks and bridging loan providers. They’re not buyers. They’re middlemen playing games.
Also demand the offer in writing with zero conditions. Any phrase like “subject to survey” or “pending valuation” means the price will definitely drop before completion.
Seventy percent guaranteed from honest cash buyers. Or possibly 93% from estate agents after eight months if your chain actually completes, which 69% don’t.
Want potentially more than 70% without losing the guarantee? Try our assisted sale service.
We offer a guaranteed 70% minimum. Plus a genuine chance at getting more.
Step 1: We give you our guaranteed 70% offer in writing with legal commitment
Step 2: We give you a cash advance upfront proving our genuine financial commitment to you
Step 3: We use our skills, expertise and contacts to find a better buyer over 8-12 weeks maximum
Step 4: If we sell your property for more than the guaranteed minimum, we keep the difference as our fee
Step 5: You get your guaranteed 70% no matter what happens
All charges paid entirely by us. All risk carried completely by us. You’re guaranteed money either way. Zero risk to you whatsoever.
Perfect for sellers whose estate agent already failed them but want one more attempt with a complete safety net protecting them.
| Method of sale | Value achieved | Fees | Timeframe | Is sale guaranteed? |
|---|---|---|---|---|
| Estate agents | 90–95% | 1–5% | 3–6 months | No – one in three sales collapse |
| Auctioneers | 70–80% | 2% plus | 2–3 months | No – half of properties don’t sell |
| Property Saviour | 70–80% | £0 | 10–28 days | Yes – 99% success rate |
Depends entirely on what you value most in your specific situation.
Nobody forces you into anything. Choose based purely on your actual situation and what you value most.
We offer exactly 70% of realistic valuation. Guaranteed in writing with legal commitment. No reductions before completion ever.
Others offer 85% on the phone then drop to 58% at week 6. We offer 70% and deliver 70%. Every single completion.
Check our Companies House register yourself before accepting. Zero charges. Real cash. Real offers. Real completions.
When other “we buy any house” companies are dropping their prices 27% at week 6, we’re completing at exactly what we offered in week 1.
That’s why sellers who’ve been crushed by lying companies eventually find us. We deliver what we promise. They deliver excuses and price drops.
From dishonest “we buy any house” companies: Average 61% of realistic valuation after all reductions (February 2026 Property Ombudsman data)
From honest companies like us: Exactly 70% of realistic valuation with zero reductions
From estate agents: 93% if chain completes (but 69% of chains collapse, leaving sellers with zero)
The dishonest companies advertise the highest offers. Deliver the lowest payments. That’s the scam.
We advertise honest 70%. Deliver exactly 70%. Every time without exception.
Because we’re honest about the maths. They’re not.
The costs in that table earlier are real. Stamp duty is 5% by law. Legal costs are 2% minimum. Holding costs run 3% minimum. Resale costs hit 5% minimum. Business profit must be 15% minimum to survive.
That’s 30% in costs. Leaving 70% for you.
Companies promising 85% are lying. They know they’ll drop it to 58% at week 6. The initial 85% is marketing bait. The final 58% is the real offer.
Would you rather have our honest 70% or their dishonest “85%” that becomes 58%? Your choice. But choose with your eyes open.
Stop wasting months with estate agents whose chains collapse 69% of the time.
Get our honest 70% offer guaranteed in writing with zero reductions.
Or ask about our assisted sale service for potentially more than 70% while keeping your guaranteed minimum fully protected.
Check our Companies House record yourself. Check our recent verified reviews. Check our written offer. Then decide based on facts not marketing lies.
Other “we buy any house” companies promise 85% and deliver 58%. We promise 70% and deliver 70%. Every single completion without exception.
Request your callback right now. Get honest offer. Get guaranteed completion. Get relief from this crushing nightmare.
Whether you’re facing a tricky sale, navigating probate, or simply looking to sell fast without hassle, you’re in the right place. Our blog is packed with practical advice, expert insights, and real-life tips to help homeowners, landlords, and executors across England, Scotland and Wales make informed decisions — whatever the condition of their property.
