I've got two offers on my house. How do I choose?

A proceedable buyer is one who is genuinely ready to move: their finance is in place, they are not waiting to sell a home first, or their own sale is already well advanced. When you have two offers, the real question is not just who bid most, but who is most likely to still be there at completion. Getting that judgment right is worth more than a few thousand pounds on the headline price.

Why isn't the highest offer always the best?

Because a sale only pays out if it completes, and roughly one in three agreed sales in England and Wales fall through before they get there. A high offer from a buyer stuck at the bottom of a long chain, or without a mortgage agreed, can collapse after weeks of waiting, leaving you to start again in a market that may have moved. A slightly lower offer from a buyer who can proceed today often puts more money in your pocket sooner and with far less risk.

What should I compare between two offers?

Line the two buyers up against the same checklist rather than reacting to the price alone. The table below is the quick version; each row is a signal of how likely that buyer is to complete.

A mortgage agreement in principle is a lender's early indication of how much a buyer could borrow, based on a soft check. It is a good sign, but it is not a full mortgage offer, so treat it as encouraging rather than guaranteed.

How do I actually decide?

1. 1. Ask your agent to qualify both buyers

   Get the agent to confirm each buyer's finance, chain position and deposit in writing. A good agent should already have checked; if they have not, that is your first task.

2. 2. Score them on completion risk, not just price

   Run both offers through the same checklist above. Note where each is strong and weak so you are comparing like with like, the way you would side by side on one screen.

3. 3. Work out the real net figure for each

   Factor in timing and risk, not just the offer. A lower, faster, safer sale can beat a higher one that ties you up for months and may still fail. A sale proceeds calculator helps you see what each offer actually leaves you.

4. 4. Use a competing offer, carefully

   If one buyer is clearly stronger but slightly lower, you can go back and ask them to improve, mentioning you have another offer. Be honest; inventing a rival offer is a real risk to your reputation and the deal.

5. 5. Decide, and keep the runner-up warm

   Accept the offer that best balances price and certainty, and ask your agent to keep the other buyer politely informed in case your first choice falls through.

What if the two offers are almost identical?

When price and buyer strength are close, small differences decide it: who can complete in a timeframe that suits your onward move, who has been easiest to deal with, and who feels most committed. Speed and certainty have a cash value of their own, because every extra week is a week the sale could still fall over. If you genuinely cannot separate them, the more flexible, more responsive buyer is usually the safer bet.

Common questions about choosing an offer

ValuQ gives UK homeowners free, side-by-side property valuations from competing local estate agents, and the same instinct applies to offers: seeing them next to each other on the same factors is how you choose with confidence rather than being pushed toward the biggest number. The decision is yours, and the safest sale is often the smartest one.