Buying a new home is one of the biggest life decisions you’ll make—and for most people in the UK, it only happens a handful of times.
According to the 2024 UK Home Ownership Statistics Report, most people own just three or four homes in a lifetime, often staying put for 15 to 20 years or more. So, when you do decide it’s time to move, it’s crucial to approach the process thoughtfully and with a clear understanding of what’s changed - what suited you when buying your current home won’t suit you now. Plus, how we search for property has changed dramatically over the past two decades.
1. Your Buying Position Matters
Your current situation—whether your house is already sold, on the market, or you’re a cash buyer has a big impact on which properties you can view and potentially secure. Increasingly, sellers and agents are prioritising “proceedable” buyers: those with cash available, lending via bridging loan or mortgage in place, or a sale agreed with a complete chain. Many desirable homes are offered only to buyers in a position to move quickly, and they may never appear online.
If you choose to find a property before selling, you risk being excluded from early viewings. On the flip side, selling your home first puts pressure on you to find the right property quickly, and you may risk losing your buyer. To navigate this, some buyers opt to move into rented accommodation, which can be costly but gives you flexibility and increases your appeal to sellers.
2. Searching for the Right Property
What Not to Do:
- Avoid casting too wide a net. A broad search area can overwhelm rather than help.
- Don’t rely solely on online listings. Physical viewings are essential to get a true feel for light, space, and atmosphere.
- Don’t over-specify your criteria. A long checklist can mean missing out on nearly-perfect properties.
- Don’t compare every home to your current one. Especially if you’re downsizing, accept that your new home will be different—not worse, just different.
What to Do:
- Make a focused shortlist of essentials. Pick 3–5 must-haves such as area, property type, size, garden, condition, and price.
- View properties – it may be a decade or more since you viewed a property to buy. You may think you know what you want, but your needs often evolve during the process.
- Engage with estate agents in person. They may offer early access to homes not yet listed online.
- Keep in regular contact. Agents today deal with hundreds of email enquiries. Be memorable, and they’re more likely to think of you when a good match comes along.
3. Understanding Pricing
Remember that the asking price is just a starting point. On average, homes sell for 4–6% below the asking price. That’s why it’s worth looking at properties priced up to 10% above your budget, on the basis that some, but not all, vendors may be prepared for a 'sensible discussion' depending on circumstances.
Get familiar with pricing language:
- Asking Price / Guide Price / OIRO (Offers in the Region Of) – standard marketing price agreed with the agent.
- Offers Over / Offers in Excess Of (OIEO) – indicates the vendor expects a minimum offer above the listed price.
Once a property is Under Offer or SSTC (Sold Subject to Contract), viewings are typically paused. However, if you've already viewed the property, you can still make an offer—agents are legally required to present all offers to the seller. That said, it’s generally not ethical to interfere once another buyer has begun spending money on surveys or legal work.
Also, don’t obsess over the exact figures. Negotiation is often more about the difference between what you’re selling for and what you’re buying, rather than the headline asking price. Work closely and transparently with the agent—sometimes just leaving an offer on the table can lead to success later.
4. Making an Offer
If you’re proceedable, you’re in a strong position to make an offer and should be prepared to show proof of funds, mortgage/bridging finance in principle, or both. This reassures the seller and is also a legal requirement for agents under money laundering regulations. If you’re not proceedable (e.g. haven’t sold yet), most agents will advise against making an offer, as it may later fall through if your sale price changes. Instead, express clear interest and ask the agent to keep you informed of any changes.
Only offer what you’re truly comfortable with. A helpful way to think about it is: at what price would you be content missing out? And always consider the seller’s perspective—keeping goodwill intact can make the entire process smoother and more collaborative.
When making an offer, be clear about any conditions—like requesting specific items be left, work to be completed etc. Putting it all in writing provides a useful reference if negotiations change.
5. It’s Not Just About Property—It’s About People
Buying or selling a home isn’t just a transaction—it’s an emotional experience. Homes carry memories, and both buyers and sellers can be emotionally attached. Estate agents, too, often thrive on the human connection that comes with helping people through life-changing decisions. A bit of empathy and understanding goes a long way.
Remember, property moves are about people as much as bricks and mortar. With the right mindset and preparation, your next move can be a successful—and even enjoyable—experience
