Can You Make an Offer on a New Build

Yes, you can make an offer on a new build property, just as you would with any other type of home. However, the negotiation process differs from that of buying a second-hand property and often depends on how the developer operates, the stage of the development, current market conditions and the demand for that specific site. While developers usually have set prices, there is often more room for negotiation than buyers expect, particularly if you approach it with the right strategy and timing.

How New Build Pricing Works

Developers typically set the price of a new build home in line with the local market and their profit margins. These prices are usually advertised as fixed, and the sales team will often suggest that the figure is non-negotiable. However, this does not mean a lower offer will be rejected outright. Developers are running a business and may be open to negotiation if it helps them meet sales targets, clear remaining stock or avoid delays in their build schedule.

Pricing can also be influenced by the phase of the development. In the early stages, developers may offer discounts or incentives to secure initial buyers, which helps build confidence in the site. Later on, if there are a few homes left to sell or if the site is nearing completion, they may again be open to offers to bring the development to a close.

When Are Developers Most Likely to Accept an Offer

Your chances of having an offer accepted improve when the developer is under pressure to hit end-of-quarter or year-end sales targets, or when demand for a particular plot is lower than expected. If a home has been on the market for a while or is slightly less desirable due to its position or layout, you may have more negotiating power.

You are also more likely to succeed with your offer if you are a chain-free buyer, have a mortgage agreement in principle, or are a cash buyer. Being able to proceed quickly and smoothly can make you a more attractive prospect to the developer, especially if they want to speed up completions or secure finance against sold units.

What Can You Negotiate

Even if the developer is unwilling to reduce the headline price, you may be able to negotiate on extras. These might include upgraded flooring, integrated appliances, garden landscaping, fitted wardrobes or covering legal fees. Sometimes the value of these additions can equal several thousand pounds, effectively reducing your overall costs without changing the advertised sale price.

You can also negotiate on reservation fees or deadlines. If you need more time to sort finances or legal checks, a flexible reservation agreement might be possible, particularly if the site is not under intense time pressure.

Tactics for Making an Offer

When making an offer on a new build, it helps to do your research. Look at recent sales prices for similar homes in the development and check local market values. Be polite but confident with your offer and have a clear reason for your figure, whether it is based on comparable sales or the cost of additional works you might need to carry out.

Always get any agreed discounts or incentives confirmed in writing as part of the reservation agreement or sales contract. This avoids any confusion or disagreements later in the process.

Risks of Low Offers

While it is worth trying, bear in mind that if demand is high, the developer may be unwilling to accept lower offers or might sell the property to someone else at full asking price. In strong markets or for particularly sought-after plots, developers may even invite sealed bids or have waiting lists, which limit your negotiation ability.

However, if you make a sensible offer backed by financial readiness and clear communication, you could find yourself in a stronger position than expected.

Conclusion

You can make an offer on a new build, and in many cases, developers are willing to negotiate—either on price or through extras and incentives. Timing, preparation and understanding the developer’s goals can give you the best chance of securing a better deal. While not every offer will be accepted, it is always worth asking the question and presenting yourself as a committed, well-organised buyer.