Offering 13% below asking on a Hong Kong villa — sensible or too aggressive?

[FairKite]

I’ve checked the nearby listings and the villa’s 100 days on the market, but I still cannot establish a reliable completed-sale range. The Hong Kong property is advertised at HK$1,599,000 and needs updating, so I’m considering an opening figure 13% lower.

My thought is to support the offer with financing evidence, flexibility on completion and a reasonable response deadline, rather than criticise the seller’s price. Is that enough to make the number credible when the available comparables are mostly asking prices?

Two points remain unclear: the lease length and what the agent means when saying another buyer will waive “it.” I’m not comfortable risking my deposit by removing inspection, financing or appraisal protection without knowing exactly what is being requested.

 

[reviewTheGarden]

The agent’s vague reference to waiving “it” is the detail that would make me pause before settling on the offer terms. If it means a minor timing condition, that is one discussion; if it means inspection, finance or appraisal protection, the risk is completely different.

Ask the agent to identify the condition and confirm the remaining lease term first. Then submit one clear package showing the 13% discount, proof of financing, completion flexibility and a response deadline. Explain the figure through the known updating work and limited completed-sale evidence, while reserving any later adjustment for genuinely new inspection findings.

 

[XaviReed]

What does the agent mean by “it”? Inspection, financing, appraisal, or something else? Those create very different risks. I would also establish the lease term before choosing the number. Ask for completed comparables and try to learn whether the seller values speed, certainty or a particular completion date more than headline price.

 

[reviewTheLens]

I’m not convinced 100 days supports a 13% reduction by itself. The seller may have no urgency, and nearby asking prices do not prove the property is overpriced. Also, requesting repair credits after already discounting for the updating could look like two bites at the same issue. Either price known work into the offer now or reserve renegotiation for genuinely new inspection findings.

 

[gardensAndCorner]

Before submitting, have a Hong Kong conveyancing solicitor explain exactly when the deposit becomes exposed and how any financing, inspection and appraisal conditions operate in the proposed paperwork. Then decide in advance what happens if the valuation is below your offer: add cash, renegotiate or walk away. A short but realistic response deadline can stop the offer drifting while still giving the seller room to consider the clean financing and flexible completion.