You’ve done the homework, viewed a bunch of places, and finally found the one.
It’s time to make an offer, but how much should you offer, what if there are other buyers, can you negotiate, and what if the seller plays hardball?
Take a breath: this guide walks you through how to make an offer, even if it’s your first-ever home purchase. Before you rush in, back your price with simple checks: recent nearby sales, what similar homes are asking, and whether the property has any issues that could change its value.
An architect can flag repairs, confirm that plans and works align with planning and sanitary rules, and advise on risks. You’ll also want to know if other buyers are circling, and remember that the asking price is rarely the final price. This guide shows you what to check, how to prepare, and how to structure your offer – clearly and calmly.
Step 1: Do your homework before you offer
A strong offer starts with facts. Compare what’s on the market and what has sold nearby, then weigh the property’s features and condition.
Pre-offer checklist (source-based):
- Recent nearby sales: What sold, for how much, and how similar are they to the property you want?
- Market analysis: What are similar listings asking for right now? Consider location and standard of finishes, along with number of bedrooms and bathrooms.
- Asking price vs reality: Remember, the asking price is rarely the closing price – there is room for negotiation.
- Other interested buyers: Are there competing offers or active interest? This affects strategy and speed. Keep in mind that you might also be told that there are offers without it being true.
Step 2: Get professional guidance
Before you submit, bring in an architect. They can:
- Assess price vs condition: Flag repair and maintenance costs that affect value.
- Check compliance: Verify that plans align with planning and sanitary rules, and that any modifications or extensions have the necessary permits.
- Spot irregularities/illegalities: If found, these can be addressed by including an obligation for the seller to resolve the issues in the promise of sale agreement.
- Evaluate development potential: Not only for the property itself but also for neighbouring sites and the area’s designation (e.g., residential, commercial, mixed-use), which may influence long-term changes.
💡 Tip: If issues arise, make them contractual conditions to be fixed by the seller before moving forward.
Step 3: Structuring and submitting your offer
When you’re ready, expect counteroffers.
If you’re buying independently, your personal negotiation skills are key. If you’re using a real estate agent, be clear about your limit and let them negotiate on your behalf.
Always state that your offer is “subject to bank loan approval” if you need financing (and this applies).
An Offer consists of:
| Component | Include? | Purpose |
|---|---|---|
| Price | Yes | Your proposed amount, informed by your research |
| Conditions | As needed | E.g., seller to resolve irregularities/illegalities identified |
| Timing | Yes | Your readiness and expected steps |
| Subject to loan approval | If financing | Protects you if bank declines |
| Response window | Optional | Keeps momentum and clarity |
Negotiation pointers:
- Use market evidence (recent sales, similar listings).
- Reflect condition and finishes in your price.
- Ask about other offers to guide pace and firmness.
- Expect counteroffers and stay within your ceiling.
Short FAQ (source-based)
Q1: Do I really need an architect before offering?
A: Ideally, Yes – an architect can flag repairs, check compliance and permits, and help align your price with the property’s true condition.
Q2: The asking price seems high – should I still offer?
A: Yes. If your research supports a different value. The asking price is rarely the closing price; negotiation is typically expected.
Q3: Can I make my offer conditional?
A: Yes. If irregularities/illegalities are found, include a seller obligation to resolve them in the promise of sale agreement. Always add subject to bank loan approval if you need a loan.
Mini-glossary
- Promise of sale agreement: A formal agreement where you can include obligations for the seller to fix irregularities/illegalities identified during checks. This is done through a notary.
- Asking price: The price advertised by the seller; it is rarely the closing price.
- Counteroffer: A new price/term proposed by the seller or buyer in response to your offer.
- Area designation: Whether an area is residential, commercial, or mixed-use; it can influence future changes.
- Subject to bank loan approval: A condition that makes the offer dependent on your mortgage being approved by a bank.
In Summary
A confident offer is careful, not rushed.
Compare nearby sales, scan similar listings, and check the property’s condition and compliance with an architect’s help.
If problems surface, use the promise of sale agreement to require fixes, then negotiate with a clear ceiling in mind. Finally, protect yourself with subject to bank loan approval if you need financing. Which two checks will you complete this week to strengthen your offer?
Coming Up: Signing the Promise of Sale (Konvenju)
In Part 5 of our First-Time Buyers Blog Series, we’ll guide you through what goes into the konvenju, what clauses to include, and what happens next.
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This article is for general information only and does not constitute legal, tax, or financial advice. Always consult a licensed professional in Malta for your specific situation.
