What Does It Mean When a House Is Under Offer

At Towerstone, we provide specialist property accountancy services for homeowners, landlords, and property investors. We have written this article to explain what under offer means in practice, helping you make informed decisions.

When you are browsing property listings and see that a house is marked as under offer, it can be confusing and sometimes frustrating. Many buyers assume it means the house is effectively sold and no longer available. Others think it is still fair game and wonder whether they can put in a higher bid.

The reality is more nuanced. Under offer does not mean sold, and it does not mean the buyer and seller are legally bound. It simply signals that an offer has been accepted in principle and that the sale is progressing through the early stages of the conveyancing process.

In this guide, I will explain clearly and practically what under offer means in the UK, what stage of the buying process it represents, what rights buyers and sellers have at this point, and what you should do if you are interested in a property that is already under offer. By the end, you should be able to read property listings with confidence and understand exactly where you stand.

The basic definition of under offer

When a house is marked as under offer, it means:

• A buyer has made an offer

• The seller has accepted that offer in principle

• The property is no longer actively being marketed

At this stage, the estate agent usually pauses viewings and stops actively advertising the property to new buyers.

However, and this is critical, no legal commitment exists yet in England and Wales.

The sale is still subject to contract, surveys, mortgage approval, searches, and legal checks.

Under offer versus sold subject to contract

You will often see two similar phrases used by estate agents:

• Under offer

• Sold subject to contract

In practice, these usually mean the same thing.

Both indicate that an offer has been accepted and that the property is progressing through the legal process. Some agents prefer one phrase over the other, but there is no strict legal distinction between them.

What matters is that the property has not yet exchanged contracts. Until that happens, the deal is not legally binding.

What stage of the buying process is under offer?

When a property is under offer, it is usually at an early to mid stage of the transaction.

Typically, this means:

• The buyer has agreed a price with the seller

• Solicitors are being instructed

• The buyer is arranging a mortgage if needed

• Surveys and searches are being planned or are underway

This stage can last anywhere from a few weeks to several months, depending on how smoothly things progress.

Many sales fall through during this period, which is why under offer should never be treated as a guaranteed outcome.

Is a house under offer legally sold?

No.

This is one of the most important points to understand.

In England and Wales, a house is not legally sold until contracts are exchanged. Until then:

• The buyer can withdraw

• The seller can withdraw

• Either party can renegotiate the price

An accepted offer does not create a legal obligation to buy or sell.

This is very different from some other countries, where accepted offers are binding much earlier.

Why estate agents mark properties as under offer

Estate agents mark properties as under offer for several reasons.

It signals to the market that the seller has accepted an offer and is not actively seeking new buyers. It reduces unnecessary enquiries and viewings, which saves time for everyone involved.

It also creates a sense of momentum and interest, which can be useful if the original sale falls through and the property returns to the market.

From the seller’s point of view, it gives breathing space to focus on the transaction rather than constant viewings.

Can the seller still accept another offer?

Yes, legally they can.

Because no contract exists yet, the seller is free to consider other offers, including higher ones. This practice is known as gazumping.

Gazumping happens when:

• A seller accepts an offer

• Another buyer later offers more

• The seller switches to the higher offer

While this is legal in England and Wales, it is widely disliked and can damage trust.

Some sellers choose not to entertain further offers once a property is under offer, but this is a choice, not a legal requirement.

Can you make an offer on a house that is under offer?

Yes, you can.

You are legally allowed to make an offer on a house that is under offer. The estate agent must pass your offer on to the seller if the seller has instructed them to continue considering offers.

However, whether it is sensible to do so depends on circumstances.

Some sellers will refuse to consider new offers out of principle. Others may be open to them if:

• The new offer is significantly higher

• The new buyer is in a stronger position, such as being chain free or a cash buyer

• The current buyer is progressing slowly or appears unreliable

There is no universal rule. It comes down to the seller’s priorities and ethics.

What happens if a better offer comes in?

If a better offer comes in while the property is under offer, the seller has three options.

They can reject the new offer and proceed with the original buyer. They can ask the original buyer whether they want to match or improve their offer. Or they can accept the new offer and withdraw from the original agreement.

All of these are legal until contracts are exchanged.

This uncertainty is one of the most stressful aspects of the UK property system.

What does under offer mean for the buyer?

For the buyer whose offer has been accepted, under offer means they have secured the seller’s agreement in principle but nothing more.

It gives them the opportunity to proceed with:

• Surveys

• Mortgage application

• Legal checks

However, it does not protect them from the seller changing their mind.

This is why buyers are often advised to move quickly after their offer is accepted. Delays increase the risk of gazumping or loss of confidence.

What does under offer mean for the seller?

For the seller, under offer means they have found a buyer they are willing to proceed with.

It allows them to:

• Pause marketing

• Start planning their onward move

• Instruct solicitors

However, the seller still faces risk. The buyer may withdraw after the survey, fail to secure a mortgage, or change their circumstances.

This is why sellers often prefer buyers who appear financially strong and organised.

How long does a property usually stay under offer?

There is no fixed timeframe.

On average, a property may remain under offer for:

• 8 to 12 weeks in straightforward cases

• Longer if the chain is complex

• Shorter if the buyer is cash and chain free

If a property stays under offer for many months with little progress, it can be a sign of underlying issues, such as legal complications or buyer indecision.

When under offer turns into sold

The key moment when under offer becomes sold is exchange of contracts.

At exchange:

• Both parties sign contracts

• The buyer usually pays a deposit

• A completion date is agreed

• The transaction becomes legally binding

After exchange, the property is genuinely sold, subject only to completion.

Before exchange, under offer always carries uncertainty.

What if a property comes back on the market?

It is common to see properties return to the market after being under offer.

This usually happens because:

• The buyer withdrew

• The mortgage was declined

• The survey revealed serious issues

• The chain collapsed

• The seller or buyer changed circumstances

When this happens, the property may be relisted at the same price or a lower one, depending on why the sale fell through.

For new buyers, this can be an opportunity, but it is wise to ask why the previous sale failed.

Under offer and property portals

Different property portals display under offer statuses slightly differently.

Some show under offer, others show sold STC, and some remove the listing entirely. This does not reflect legal status, only marketing choices.

If you are unsure whether a property is still being considered for offers, the best approach is to contact the estate agent directly.

Emotional impact of under offer listings

Seeing a house you like marked as under offer can be disheartening, especially in competitive markets.

However, it is important to remember that a significant number of under offer sales do not complete. Buyers fall through regularly.

If you are genuinely interested, it can be worth registering your interest with the agent in case the sale collapses.

Common misconceptions about under offer

There are several persistent myths.

One is that under offer means sold. It does not.

Another is that making an offer on an under offer property is rude or illegal. It is neither.

A third is that once a property is under offer, the price is fixed. In reality, renegotiation often happens after surveys.

Understanding these points helps you navigate the market more confidently.

How under offer differs across the UK

This guide focuses on England and Wales.

In Scotland, the system works differently. Offers are often made through a formal process and become binding earlier once missives are concluded.

As a result, under offer listings in Scotland usually carry more certainty than in England and Wales.

How buyers should respond to under offer properties

If you are buying, there are sensible ways to respond.

If the property is newly under offer, it may be best to move on and focus elsewhere. If it has been under offer for a long time, or if the agent hints at issues, it may be worth expressing interest.

If you do make an offer, be respectful and realistic. A speculative low offer is unlikely to succeed.

How sellers can reduce risk during under offer

Sellers who want to reduce the uncertainty of the under offer stage can take steps such as choosing buyers carefully, requesting proof of funds, and encouraging quick progress.

Some sellers also choose to continue marketing quietly until exchange, although this is a personal decision.

The reality of the UK system

The under offer stage reflects a compromise in the UK system. It allows buyers to investigate properly before committing but leaves both sides exposed to uncertainty.

While frustrating, it is the system buyers and sellers must navigate.

Understanding it is the best defence against stress and unrealistic expectations.

Final thoughts

When a house is under offer, it means an offer has been accepted in principle, but nothing is legally binding yet. The property is not sold until contracts are exchanged.

For buyers, under offer is an opportunity to proceed with due diligence, but it carries risk. For sellers, it is progress, but not certainty.

In my experience, many people misunderstand this stage and either become complacent or overly anxious. The truth is that under offer is simply the middle ground between marketing and sale.

If you treat under offer as a serious step but not a done deal, you will approach property buying and selling with far more confidence and far less frustration.

If you would like to explore related property guidance, you may find what happens after offer accepted on a house and what happens after searches when buying a house useful. For broader property guidance, visit our property hub.