Selling · 2 min read
How to price your home when you sell it yourself
Use sold prices, floor area and local demand to set an asking price that attracts buyers. A practical UK method for private sellers.
Price is the biggest decision you’ll make. Too high and the advert sits unviewed; too low and you give money away. The good news is that the evidence agents use is mostly public.
1. Start with sold prices, not asking prices
Asking prices are hopes. Sold prices are facts. In England and Wales, HM Land Registry publishes price paid data for residential sales, and the big property portals show it street by street. In Scotland, Registers of Scotland records sale prices. In Northern Ireland, published sold-price detail is more limited, so comparable adverts and local professional advice matter more.
2. Pick genuine comparables
Look for five to ten sales from roughly the last 12 to 18 months that match your home as closely as possible:
- same street or a very similar nearby street
- same property type (terraced, semi, flat) and similar bedrooms
- similar floor area and condition
- similar outside space and parking
3. Compare price per square metre
Every EPC shows a total floor area, and you can find existing certificates for free on GOV.UK. Divide each comparable’s sale price by its floor area to get a price per square metre, then apply the typical figure to your home.
4. Read the current market
Search the homes for sale near you now. How long have they been listed? Have prices been reduced? Lots of reductions mean buyers have the upper hand; quick sales mean you can be more ambitious.
5. Think about search bands
Buyers filter by price. A home at £252,000 is missed by everyone searching “up to £250,000”. Pricing just under a round number can put you in front of many more buyers.
Asking price or offers over?
A fixed asking price is clear and is common in England and Wales. “Offers over” signals a minimum and invites competition; it is traditional in parts of Scotland, where the Home Report includes a surveyor’s valuation that buyers and lenders rely on. OpenSell lets you choose either.
Should you get agent valuations?
Many sellers ask two or three local agents for a free valuation as a cross-check. Be aware that agents competing for your business can over-value. Treat their figures as opinions and weigh them against the sold evidence. Be upfront that you are considering selling privately.
When to review the price
If you get plenty of views but few enquiries, or viewings but no offers, after four to six weeks, the price is usually the reason. A single, clear reduction tends to work better than several small ones.
Sources
Last reviewed . This guide is general information, not legal or financial advice. Rules differ across England, Wales, Scotland and Northern Ireland and can change; check with a solicitor or conveyancer about your own sale.