We’ve all been there. The auction is set, the legal pack’s been downloaded 20 times, and viewings are picking up. Then - just as you’re about to watch the market unfold - an offer lands in your inbox. Not bad either. Good level. Solid buyer. Ready to go. The question is: do you take it, or do you let it run to the auction day?

It’s one of the most common dilemmas sellers face when using auctions. Pre-auction offers sound tempting - especially in a shaky or uncertain market - but how do you know if you’re selling yourself short? And on the flip side, how do you know if rejecting a solid offer might leave you chasing the market?

This month’s article dives into three real-life examples we handled recently - each with a different outcome. One seller took the offer and secured peace of mind. Another gambled and walked away with less. And one stood firm...and was rewarded for it.

We’re sharing these examples not to say there’s a “right” or “wrong” answer - but to illustrate how auction strategy, seller psychology, and timing all come together in the decision-making process. Whether you’re selling, bidding, or advising, this is about understanding the moving parts.

When The Right Offer Comes In – Take It
Let’s start with the textbook example - because it’s a situation many investors and landlords will relate to.

A long-term landlord, approaching retirement, reached out to us after reading one of our previous articles in this very magazine (always nice when that happens). He wanted help selling his 8-bedroom HMO in the South of England.

This wasn’t an auction property initially. It had been marketed privately a couple of years back with an asking price of £600,000. At the time, the market was riding high on low interest rates, and expectations were...let’s just say, optimistic. Unfortunately, the sale fell through, and over time, with the base rate steadily rising, that £600,000 figure started to look more and more like a relic of the past.