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HouseOffer Analysis — Full Report
14 Maple Close, Bristol BS6
Fictional example · HM Land Registry sold data
🏷️ Asking:  £385,000 🏠 Semi-detached 🛏 3 bedrooms 📐 94 m²
Recommended opening offer
£357,000
Open with
£357,000
Target price
£360,000
Walk away above
£368,000
Your opening offer is 7.3% below the asking price — but only 0.8% below what comparable homes have actually sold for. That is a credible, evidence-backed position.
🎯 Your negotiation approach — written for your situation
Three quick questions after unlock personalise this section — your buying position, how attached you are, and your timeline. The emphasis changes; the evidence never does.
Our verdict
This seller is asking for more than the market says it's worth
Based on 12 completed sales of similar semi-detached homes in BS6, adjusted to today's value, this property is asking 7% more than what similar homes have actually sold for. That gap is real money — and it's your opening position at the negotiating table.
● HIGH confidence 12 comparable sales · postcode-matched · methods agree
Valuation range — ten methods
Football field valuation
Each bar shows the low-to-high range for that method. The teal band is the weighted range. Weighted by data quality. Context-only methods are listed in the table below (£ figures unlock with your report).
Comparable sales (HPI-adjusted) 353k 372k HPI-adjusted last sale x2 355k 370k Bedroom-matched local price x2 354k 369k Price per m² 355k 366k Area price trend 347k 371k Automated valuation 350k 369k Est. lender range (modelled) 350k 359k Rental yield implied value 349k 361k Asking-to-sold discount 351k 369k Asking Open with Target Walk away £333k £400k
Higher-weight method (x2)
Standard method
Weighted range
 Asking price
 Open with
 Target
 Walk away
Valuation method breakdown
Every method we ran — "context only" rows are shown for transparency but excluded from the weighted range
MethodSourceWeightMidpoint
Comparable sales (adjusted)HM Land Registry×2£363,000
Previous sold price (adjusted)ONS House Price Index×2£362,000
Comparable sales (raw)HM Land Registry×1£359,500
Price per square metreEPC register + market data×1£360,500
Area price trendONS House Price Index×1£359,000
Bedroom-matched local priceHM Land Registry×1£357,500
Automated valuationAutomated valuation model×1£359,500
Est. lender range (modelled)Modelled — not lender data×1£354,000
Rental yield implied valueAverage local rentscontext£349,000
Asking-to-sold discountLocal sold-vs-asking gapscontext£356,500
Seller motivation
STRONG seller motivation
Multiple public signals point the same way: the listing has sat well beyond the local average, and the seller has already reduced the price once. Pressure like this is leverage — use it politely.
⏳
Listed for 47 days — a strong negotiation signal
Properties in this area typically sell within 32 days. Sellers waiting this long are usually open to offers below asking.
Properties on the market this long typically go 3–7% below asking — roughly £11,500–£27,000 here. That's the typical range for this time on market, not a prediction — your recommended numbers come from the valuation methods, not the clock.
📉
Price reduced — the seller has already moved
Originally listed at £399,950, now asking £385,000 — a 3.7% reduction. A price reduction is evidence the seller's position has softened and strengthens your negotiating hand.
🤝
Buyers around here agree deals at 4.2% below asking on average
A typical negotiating margin for the area — the property-specific signals above carry more weight than this average.
One offer, two lenses
Your offer answers two different questions. What is this home actually worth? And how hard will the seller's position let you push? They sound like the same question — they're not, and one number can't answer both.
Value lens
What it's worth
The ten-method valuation range above sets your three numbers — open £357,000, target £360,000, walk away £368,000. The walk-away is the line the data can defend; nothing in this report ever points past it.
Pressure lens
How hard you can push
The seller's position — 47 days on market, a price cut, local asking-to-sold gaps — sets how deep a discount you can credibly seek. Use the Offer Frontier below to choose how hard to push; use the value lens to know when to stop.
The Offer Frontier — discount sought vs risk of losing it
Built from this area's actual asking-to-sold discounts, shifted by 47 days on the market. You can't seek a bigger saving without accepting more risk — pick your position deliberately.
Discount sought below asking → Risk of losing it → Low High fresh listing time on market shifts the curve your way SECURE BALANCED AGGRESSIVE
Secure
£366,000–£368,000
Protect the purchase. Smallest saving, lowest risk of losing the home.
Balanced
£354,000–£366,000
In line with what actually clears in this market for listings this old.
Aggressive
£352,000–£354,000
Test the seller. Biggest saving sought, highest chance of a "no".
All three positions always show — your answers change the emphasis, never the evidence. No position is ever above your walk-away ceiling, and we don't invent acceptance percentages: nobody has that data, so we won't pretend to.
Where the lenses meet: both stop at the same lines — the Frontier never goes below the valuation floor or above your walk-away of £368,000. On an overpriced home like this one, the lenses squeeze together: even deep discounts off the inflated asking price only bring you back to what the home is worth. That's not a glitch — it's both lenses agreeing that the asking price, not your offer, is the number out of line.
Every comparable sale used
12 sold prices used in this analysis
Semi-detached homes near BS6 · completed sales · adjusted to today's value with the ONS House Price Index
AddressDateSold priceAdjusted today
18 Maple Close, BS62026-03£355,000£357,500
4 Orchard Road, BS62026-01£345,000£349,000
27 Fern Grove, BS62025-11£364,000£371,000
31 Maple Close, BS62025-10£336,000£344,000
9 Elton Lane, BS62025-09£353,500£362,500
44 Cranbrook Road, BS62025-08£347,000£357,000
12 Ashley Down Road, BS62025-07£339,950£351,000
3 Longmead Avenue, BS62025-06£358,000£370,500
21 Fern Grove, BS62025-05£342,000£354,500
56 Brynland Avenue, BS62025-03£350,000£364,000
8 Maple Close, BS62025-01£331,500£346,000
17 Kings Drive, BS62024-12£346,000£362,000
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Sample report for a fictional property — all addresses and figures are illustrative. Contains HM Land Registry data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0 · HouseOffer.uk