Broc analyses any UK home and gives you a recommended offer, the evidence behind it, and a ready-to-send written offer. £35 per property. No subscription.
Negotiation strategy and estimates — not a valuation, survey or financial advice; outcomes vary.
We pay for our data.
Bought from commercial and official sources — not free online estimates.
Every property gets a Negotiation Power Score, built from four readings: your hand, the seller's, the property and the market. Here's what each measures — and why it moves the price you pay.
The Negotiation Power Score is a single 0–100 reading of how much room you have to push at this property, today — built from the four inputs below. The stronger your position, the bigger the discount the score makes the case for.
Illustrative example — your score will differ.
Cash, no chain, a fast completion — the certainty a nervous seller will pay for. Broc quantifies your strengths so they count at the table, not just on paper.
cash · no chain · scores 78Time on the market, price cuts, equity and holding costs — read from Land Registry and live listings. The pressure they're under, visible before you call.
142 days · 2 cuts · scores 68An EPC running-cost penalty, a costed defect estimate, flood risk and crime — likely survey issues flagged early, so you can raise them before you commission a full survey. Each one is a potential £ off the price.
EPC C · defects · scores 70Recent sold comparables and a multi-method market-value estimate — when similar homes are selling for less and the area's still softening, the asking price is the one that has to give.
cooling 4.1% · scores 64Your leverage lands as one ladder: an Opening to lead with, the Recommended offer to hold, and a Walk-away you won't cross. Three rungs, decided before the call — and next, here's how that number becomes a letter.
Get the plan for your addressBroc doesn't scrape a guess off the open web. Every analysis is assembled line by line from licensed and official UK property data — so the case you take to the table stands on evidence, not vibes.
Built on licensed Land Registry, EPC and police.uk data, sourced line by line.
Broc's output is an automated estimate to inform your own decision — not a RICS valuation, survey, or regulated financial advice. Figures shown elsewhere on this page are illustrative and vary by property and area.
Your four readings don't just set the price. They become a written offer with the argument attached, line by line. Play your hand — and watch the letter assemble, point by point.
We are cash buyers with verified proof of funds and no chain — ready to exchange on your client’s timeline.
The EPC sits at band D; the running-cost gap and the works it implies are reflected in our number.
Comparable homes nearby have been achieving around 5% below asking — our offer is in line with what the street is selling for.
The property has been on the market 142 days against an area median of 38 — the price is ahead of current buyer appetite.
Each month it sits carries real holding costs; our proceedable offer is a clean path to resolution.
3 of 5 cards played. Every card adds one more line behind your number — and a price with reasons attached is far harder to wave away than a bare figure.
Dear [Agent],
I am writing to submit a formal offer of £758,000 for 14 Elmsworth Road.
We are cash buyers with verified proof of funds and no chain — ready to exchange on your client’s timeline.
The EPC sits at band D; the running-cost gap and the works it implies are reflected in our number.
The property has been on the market 142 days against an area median of 38 — the price is ahead of current buyer appetite.
We propose £758,000, subject to survey, and are ready to proceed on acceptance.
A typical UK purchase is paved with professional fees — and not one of them negotiates on your behalf. Broc is the one outlay built to reduce the number you sign for. Drag the price to see what could be at stake.
against £35 for Broc — illustratively ≈ £443 of potential saving per £1 spent*
No subscription. No call. No follow-up sales pitch. You pay once. These are the four things you do with it after the letter goes.
We zoomed in — that gold speck is all Broc costs.
About 0.008% of what you spend to complete — and the only line that works to bring it down. £35 one-off.
Stamp duty is calculated for the price shown (England, standard buyer — your tax depends on your circumstances). Other fee figures are typical, for illustration, and vary by provider, property and lender — see the full buying process.
*Savings are illustrative: the average UK home recently sold for around 3.5% below asking price (Zoopla House Price Index, Q1 2026). Your result depends on the property, and no saving or outcome is guaranteed.
The read, the levers and the script for one property, built on the day you ask. Drop an argument and the offer and the letter re-price.
£35 for one property, or £49 for two reports — £24.50 each, used on any properties, whenever you like. Set against a typical UK home recently selling for around 3.5% below asking (illustrative; your result varies by property and area).
£35 per property — one-off, no subscription.
Pushing for a discount on a house you want feels like risking the house itself. It isn't — not if you know why. Here are the objections we hear most. And what we say back.
Won't the agent just refuse to take my offer to the seller?
They generally can't quietly bury it. Under the Estate Agents Act 1979 and the rules made under it, agents must normally pass offers to the seller promptly and in writing — the main exception being where the seller has instructed, in writing, not to be told of offers below a set figure. And an offer with a written, sourced rationale is far harder to wave away than a bare number. That's what the dossier is for.
EAA 1979 + 1991 Undesirable Practices Order — how offers must be handled →I'm not a hard negotiator. I'll fold the moment they push back.
In our experience, getting a good price has less to do with being a natural negotiator and more to do with one thing: knowing your walk-away number before the call.
Broc gives you a three-rung ladder — opening, recommended, walk-away — decided before the call, not under pressure. With the walk-away set in advance, it's far harder to be talked upward in the moment. Your position and its evidence come written out, ready to send. You don't need to be confrontational. You need to be clear.
How to negotiate house price — 7 scripts that work →What if I underbid and lose the property?
That's exactly what the score is for. A strong score signals the seller has reasons to move and the market is on your side — so a confident offer below asking is a sensible negotiating position, not an insult. A weak score points you toward an offer at or near asking, and shows you why. You're not guessing the gap. You're sized to it.
How far below asking price can you offer? →What about competing offers? Won't the agent play us off?
They may say there are — whether there are is a separate question. Broc reads the listing's full history — price reductions, withdrawals, relistings, days at this asking — so you can judge whether the property is genuinely attracting interest or has been hovering. A “we have other offers” line on a long-stale listing often looks more like a tell than a threat — context Broc surfaces so you can weigh it for yourself.
Days on the market — why it matters →General information, not legal or financial advice. Broc's scores and recommended ranges are automated, data-led guidance to inform your own decision — not a valuation or survey — and no outcome is guaranteed.
Log their counter-offer in your report's deal room: it tells you whether to step to the next figure your evidence prices, hold, restate your case or walk away, and writes the reply. It never moves you past your walk-away. Every argument behind your offer is a card in your report, and you choose which ones the letter uses: if the agent knocks one down, take it out, and the opening offer, the target and the letter re-price around the arguments you still hold. If the seller cuts the asking price, log the price cut and the report re-scores, as it does when you correct an answer you gave. If you skipped a question when you ran the report, such as how long the home has been listed, answer it later and the report re-scores. It re-scores when your own circumstances change too, like a mortgage in principle coming through. Your walk-away number is set before the first call, so you know which counter-offers are worth taking.
We aggregate 100+ data points per property from a dozen government, planning and market feeds — the kind of public and commercial property datasets the industry relies on, packaged with a negotiation lens. We don't disclose specific providers; we disclose results.
Instantly — your plan is ready as soon as the analysis finishes, usually in around 90 seconds. We pull from current data sources when you run your report.
No. You can buy without one: we email a link to your report to the address you give at payment, and that link is your way back to it. If you want your reports in one place on any device, add a sign-in from the report afterwards. There's no password: it's Google, or a link we email you.
Your address is used only to run your analysis. We don't sell it, and we don't publish it. The property data we draw on is licensed and official UK records; what we add is the negotiation lens on top.
Every report comes with a 14-day money-back guarantee. If it isn't useful, email support@trybroc.io within 14 days of buying and we'll refund you in full — whether or not you've already run the report. You lose access to the report once it's refunded. The details are in section 5 of our Terms of Service & Sale.
We'll tell you plainly, with the evidence. If the asking price is already fair — or the seller holds the stronger hand — Broc says so rather than talking you into a lowball that gets you nowhere. The point is the right move, not always the boldest one.
It's arguably more useful. Roughly 1 in 3 UK sales fall through before completion — often on price renegotiation after a survey (Quick Move Now Fall-Through Index, 2024). Broc gives you the evidence to reopen the conversation before exchange — and the words to raise it diplomatically, phrased to protect the relationship and keep the deal on track.
No. AVMs answer “what is it worth?”. Broc answers “what should you pay, and how could you approach getting them to accept it?” — a fundamentally different problem. We weigh the seller, the property and you, then write the negotiation. Broc's recommended offer is an automated estimate to inform your own decision — not a RICS valuation, survey, or regulated financial or investment advice.
£35 per property, one-off. No subscription, no call. Your strategy is ready in the app in minutes — about as long as it takes the kettle to boil.
