How to Make an Offer on a House
Making an offer is where property research, finance and contract decisions come together. The amount matters, but so do the conditions, deposit, dates and evidence that support your position.
This guide explains a practical way to prepare and submit an offer on a home in Queensland. It is general information, not personal financial or legal advice. Ask a Queensland solicitor or conveyancer to review the proposed contract before you sign.
BEFORE YOU CHOOSE A PRICE
Confirm your comfortable limit
Base your maximum on affordable repayments and total buying costs, not only the amount a lender may approve. Leave room for transfer duty, legal work, inspections, moving, repairs and an emergency buffer.
Understand your finance position
Pre-approval can help define a price range, but it is conditional and does not guarantee final approval. Check the lender’s requirements, your proposed finance condition and how quickly a valuation can be completed.
Research comparable sales
Compare recent sales of similar homes in the same area. Look at land size, condition, layout, parking, outlook, flood exposure and other features that affect value. Asking prices and automated estimates are useful starting points, not proof of market value.
Investigate the property
Review the listing, title information available to you, flood and planning information, body corporate records where relevant, insurance availability and visible maintenance issues. Record the questions that remain unanswered.
DECIDE THE TERMS OF YOUR OFFER
Price
Choose a price you can justify and afford. Decide your walk-away limit before negotiations become emotional.
Finance condition
A finance condition should give enough time to obtain formal approval for the specific property. The wording, lender and deadline matter. Pre-approval does not remove the need to protect your position appropriately.
Building and pest condition
An inspection condition can allow qualified inspectors to assess the property. Your legal adviser can explain the wording and the options available if reports identify problems.
Deposit
The contract deposit is different from the total cash contribution to the loan. Confirm the amount, when it must be paid, who holds it and how it fits with your available funds.
Settlement date
Choose a date that works with finance, your sale or tenancy, moving and the seller’s needs. A practical settlement date can sometimes strengthen an offer without increasing the price.
Included items and special conditions
Clearly identify fixtures, appliances or other items that must remain. Ask your solicitor or conveyancer to draft or review any special condition.
HOW TO SUBMIT THE OFFER
Request the proposed contract
Obtain the contract and relevant disclosure material before committing. Give your legal adviser time to review it and explain risks, deadlines or unusual terms.
Put the complete offer in writing
State the price, deposit, finance and inspection conditions, settlement date, included items and expiry time. Keep a written record of what you submitted.
Set a sensible expiry
An expiry can create clarity and stop an offer remaining open indefinitely. Allow enough time for the seller to consider it.
Be ready to negotiate
The seller may accept, reject or counteroffer. Review every change as a new decision. Do not let urgency push you beyond your limit or cause you to remove a condition you need.
Confirm acceptance and documents
An agent saying the seller is interested does not necessarily mean a binding contract exists. Ask your legal adviser when the agreement becomes binding and ensure every term appears in the signed documents.
QUEENSLAND COOLING-OFF RULES
The standard cooling-off period for many private-treaty residential contracts in Queensland is five business days. A seller may deduct a termination penalty of up to 0.25% of the purchase price if the buyer ends the contract during that period.
Auctions generally do not have a cooling-off period, and special rules can apply to contracts entered shortly after an unsuccessful auction. A buyer can also shorten or waive cooling-off rights in some circumstances. Obtain advice before relying on a cooling-off period.
AFTER YOUR OFFER IS ACCEPTED
Send the signed contract to your lender or broker and legal adviser immediately. Pay the deposit as required, arrange inspections, supply finance documents and calendar every condition date. Missing a deadline can reduce your options.
Avoid taking on new debt or making significant financial changes before settlement without discussing the effect with your lender or broker.
OFFER CHECKLIST
• Confirm your maximum price and complete buying-cost budget.
• Check pre-approval status and proposed finance time frame.
• Research comparable sales and property risks.
• Obtain the contract and legal review before signing.
• Decide the price, deposit, settlement date and included items.
• Use finance and inspection conditions suited to your circumstances.
• Submit the complete offer in writing.
• Review any counteroffer before accepting it.
• Keep signed documents and track every deadline.
FREQUENTLY ASKED QUESTIONS
Should I tell the agent my maximum budget?
You decide what information to share. It can be useful to explain that your finance is organised and that you can meet practical dates, while keeping a clear private walk-away limit.
Is the highest offer always accepted?
No. A seller may consider certainty, conditions, deposit, settlement timing and the buyer’s readiness as well as price.
Can I change my offer after submitting it?
An offer may be changed or withdrawn before it becomes binding, depending on the documents and circumstances. Once a contract is formed, your rights depend on its terms and the law. Obtain prompt legal advice.
Should I make an unconditional offer?
An unconditional offer can expose you to serious financial and legal risk if finance fails or the property has problems. Only consider it after receiving advice and understanding how you would complete the purchase.
PLAN THE NEXT STEP
Write down your price limit, preferred terms and non-negotiable protections before contacting the agent. HomeMentor is being designed to organise property research, offer decisions, documents and contract deadlines in one guided journey.
Sources checked 9 September 2026: Queensland Government property-purchase and cooling-off guidance; Australian Securities and Investments Commission Moneysmart home-buying guidance.
For a structured approach to comparable sales, walk-away limits and counteroffers, read our Brisbane house-price negotiation guide.
Learn how to assess value, choose conditions and put forward a clear offer without overlooking key protections.