Five offers, two worth less than they look.
Every round of every negotiation, and what each offer is really worth once its conditions are counted.
- 38Cities
- 24 128Listings
- 1 940Agents
- On the table5€4.54MAcross four files, two of them competing on one.
- Decision due3within 2 daysTwo of them compete on Cintura 3 and expire together.
- Weak on conditions2under 60Higher numbers, longer odds. The strength bar says which.
- Fall-through rate19%desk 24%Roughly one accepted offer in five never reaches the deed.
The bar is what the offer is worth once its conditions are counted, not what it says on the paper.
Praça das Flores 9Sheet 4468 · Príncipe Real · R. AlmeidaSurvey booked
The negotiation, round by round−€7 000 · 0.7% under
Split at 1 002 000. Seven thousand under asking, and the owner took it inside an hour.
Take it, and stop showing it
Pre-approved, no chain, deposit already in escrow and one condition left. Every day this stays on the register is a day someone else books a viewing you will have to cancel. Take it off tonight.
Rua da Cintura 3Sheet 4412 · Alcântara · H. VogelOwner deciding
The negotiation, round by round−€28 000 · 3.6% under
Final, in writing, and it expires tomorrow at noon.
Clean, and 3.6% under
Cash, no chain, no conditions, three weeks to the deed. He is paying twenty-eight thousand less for the certainty he is offering — that is roughly what the certainty is worth. The other offer on this file is higher and slower.
Rua da Cintura 3Sheet 4412 · Alcântara · T. HenriquesOffer made
The negotiation, round by round−€12 000 · 1.6% under
Sixteen thousand above the cash offer, but his mortgage has not been through the desk yet.
Sixteen thousand more, and a bank in the way
The higher number, and the weaker offer. A mortgage that has not been approved is not money yet — one in six is refused at this desk. Sixteen thousand is not enough to pay for six weeks of risk.
Travessa da Palma 9Sheet 4380 · Estrela · S. MendesDeed drafted
The negotiation, round by roundat asking
At asking. The reduction did the work, not the negotiation.
Nothing left to do
Deed drafted, money in place, notary booked. The only way this falls over now is a diary mistake. Confirm the twenty-second with both sides and leave it alone.
Rua Maria Pia 204Sheet 4361 · Campo de Ourique · C. DuarteChain risk
The negotiation, round by round−€20 000 · 1.7% under
Improved, but her flat is still on at a price it has not sold at in nine weeks.
Not an offer, an intention
Twenty thousand under asking and entirely dependent on a flat that has not sold in nine weeks. Sr. Vieira has been waiting nine days for an answer he thinks is good news. Tell him what this really is before he turns down something real.
What it is really worthSolid
89of 100
- FinancingPre-approved, Millennium bcp, valid to January24/25
- No chainRenting until completion25/25
- Deposit lodged10% in escrow, cleared18/20
- Conditions leftSurvey only, booked for Monday14/20
- SpeedNotary available from the twentieth8/10
Owner would keep€305 639
After the mortgage of €640 000, our fee and the notary.
What it is really worthSolid
90of 100
- FinancingCash, funds verified by his bank25/25
- No chainNothing to sell25/25
- Deposit lodgedNot yet — offered on acceptance10/20
- Conditions leftNone. As seen, no survey clause20/20
- SpeedDeed within three weeks10/10
Owner would keep€502 030
After the mortgage of €198 000, our fee and the notary.
What it is really worthFragile
59of 100
- FinancingApplication submitted, no approval yet11/25
- No chainNothing to sell25/25
- Deposit lodgedNot yet10/20
- Conditions leftSubject to mortgage and to survey8/20
- SpeedSix to eight weeks if the bank is quick5/10
Owner would keep€517 145
After the mortgage of €198 000, our fee and the notary.
What it is really worthSolid
99of 100
- FinancingApproved and drawn down25/25
- No chainFlat sold in June25/25
- Deposit lodged20% with the notary20/20
- Conditions leftNone outstanding20/20
- SpeedNotary on the twenty-second9/10
Owner would keep€426 503
After the mortgage of €402 000, our fee and the notary.
What it is really worthFragile
34of 100
- FinancingApproved, but only if her flat sells12/25
- No chainOne flat to sell, nine weeks on the market4/25
- Deposit lodgedNot yet10/20
- Conditions leftSubject to her sale, survey, and a valuation6/20
- SpeedNo date can be given2/10
Owner would keep€374 894
After the mortgage of €720 000, our fee and the notary.
Side by side H. Vogel · cash€742 000 T. Henriques · mortgage€758 000
- On the paper€742 000€758 000
- Against asking-3.6%-1.6%
- FinancingCash, funds verified by his bankApplication submitted, no approval yet
- ConditionsNone. As seen, no survey clauseSubject to mortgage and to survey
- To the deedDeed within three weeksSix to eight weeks if the bank is quick
- Strength90 of 10059 of 100
- Owner would keep€502 030€517 145
TakeH. Vogel at €742 000. T. Henriques is €16 000 higher on the paper and 31 points weaker once the bank, the conditions and the timetable are counted. Put both to Sra. Ribeiro with these numbers — it is her decision, not yours, but she should not have to guess which is safer.
File and buyerOffervs askingStrengthDecision inStage
No offers in this state. Try another filter.
Strength is the offer after its conditions. Two of these are worth less than the one below them.The listings →
04 / Why they fall throughdesk · last 90
Seven in ninety days, every one of them an offer that was accepted before the bank had said yes. Ask for the approval letter, not the intention. 22 accepted offers died in ninety days.
05 / Owners deciding3 waiting too long
- Sra. RibeiroRua da Cintura 3 · €742 000 on the table3days waiting
- Sr. PintoTravessa da Palma 9 · €878 000 on the table4days waiting
- Sr. VieiraRua Maria Pia 204 · €1 160 000 on the table9days waiting
An owner sitting on an offer with no word from you is the most common way an instruction is lost. Call, even when there is nothing new.