In a strong market where properties are sold quickly it can be hard to find below market value (BMV) properties. However, taking the time to find these hidden gems has financial and strategic advantages. From improved equity and stronger ROI to higher profit margins on flipping and improved rental yields. Investors taking the time to find these opportunities reap the rewards in the longer term.
So, to make this easier, here’s a comprehensive guide on how to uncover BMV properties, even when competition is high.
Focus on Motivated Sellers
Not all sellers are looking for the highest price, some prioritise speed, certainty, or convenience. In this section we’ll explore some ways to find properties that belong to motivated sellers.
Inherited properties
Finding inherited properties (often referred to as probate properties) can be a great way to secure below market value deals, as executors are often motivated to sell quickly rather than maximise price. Here are some practical ways to find them:
Search for Probate Listings on Portals
While Rightmove and Zoopla don’t have a dedicated "probate" filter, certain keywords can help:
- Search for listings with terms like “probate sale” or “executor sale”.
- Look for properties that appear outdated, vacant, or in need of modernisation, these often belong to older owners.
Check Probate Records
Probate records are publicly available, and in England & Wales, you can search them online. This allows you to find recently granted probate, meaning an estate is in the process of being settled. From there, you can contact executors directly (sensitively, of course).
Contact Local Estate Agents
Many probate sales go through estate agents, so it’s worth building relationships with local agents. Let them know you’re interested in properties needing work and that you can move quickly. Ask specifically about "executor sales" or "properties being sold due to inheritance."
Monitor Auction Catalogues
Many inherited properties end up at auctions because executors want a quick, hassle-free sale. Look at local property auctions and check catalogues regularly.
Direct-to-Vendor Marketing
You can send letters to properties flagged as probate sales from public records. If you’re targeting a specific area, look for properties that appear vacant, unkempt, or have old-fashioned interiors, these could be inheritance properties.
Act with Sensitivity
Always be respectful when approaching probate sellers, they may be dealing with a recent loss. Focus on how you can help (a fast, hassle-free sale) rather than just securing a low price.
Divorce or financial difficulties
Finding divorce related property sales can uncover motivated sellers who want a quick sale rather than the highest price. However, unlike probate sales, these aren't publicly recorded, so you’ll need to rely on clues and strategy to spot them.
Look for Keywords in Listings
While agents won’t always state that a sale is due to divorce, some keywords can indicate urgency:
- "Must sell" or "Motivated seller"
- "Chain-free sale" – Often means the owners have already moved out, possibly due to separation.
- "Priced for quick sale" or "Reduced for quick sale"
- "Vacant property" – Could mean one or both owners have moved out.
Spot Multiple Price Reductions
If a property’s price has been dropped multiple times within a short period, this could mean:
- The owners are in a hurry to sell.
- They need to divide assets and move on quickly.
- They may be more open to negotiation.
Use PaTMa’s Deal Finder to track properties with price drops over time.
Speak to Local Estate Agents
Estate agents often know when a sale is due to divorce but won’t advertise it. You can ask:
- “Do you have any properties where the sellers are keen to move quickly?”
- “Are there any chain-free sales due to a change in circumstances?”
Let agents know you’re a serious buyer who can complete quickly—this will make them more likely to share insider info.
Direct-to-Vendor Marketing
In certain cases, if you spot a property that looks vacant, staged, or relisted multiple times, you could send a direct inquiry. A well-worded letter offering a hassle-free sale could get a response.
Be Empathetic & Ethical
Divorce sales are sensitive situations, while there’s a buying opportunity, it’s important to approach respectfully. Instead of focusing on a discount, position yourself as someone who can offer a fast, stress-free solution.
Landlords exiting the market
With recent tax changes, rising interest rates, and increasing regulation, many landlords are deciding to sell up, which creates opportunities for investors looking for below market value (BMV) deals. Here’s how to find properties from landlords exiting the market:
Search for "Tenanted Properties for Sale"
Some landlords sell with tenants in place, meaning you inherit tenants and start earning rental income immediately. Sellers are often motivated to sell quickly, as tenanted properties can be harder to sell to owner-occupiers.
- Use PaTMa deal finder which allows you to look specifically for tenanted properties across a number of portals at once.
- Rightmove & Zoopla, use search terms like "tenanted investment," "investment property," or "buy-to-let opportunity."
- Auction catalogues, many landlords sell tenanted properties at auction for a fast sale.
- Estate agents specialising in investment sales. Some agents focus on landlord-to-landlord sales.
Track Properties That Have Been Reduced
If a landlord is struggling to sell, they may reduce the price to attract buyers. Multiple price drops over a short period often indicate urgency. If a property has been listed for months, the seller may accept a lower offer.
- Use PaTMa’s Deal Finder to find properties across multiple portals that have had their price recently reduced.
- Deal finder also allows you to track properties and set up alerts for specific changes.
- Look at properties that have been listed multiple times with different agents.
Target Landlords Selling Due to Regulation Changes
Some landlords are leaving the market due to tax changes, Section 24, EPC regulations, and rent caps. Older landlords who don’t want to deal with new regulations may sell. HMO landlords might exit due to stricter licensing requirements. Landlords with energy-inefficient properties (EPC D or lower) may sell rather than upgrade.
- Look for EPC ratings in listings a low EPC could indicate a landlord looking to sell their property before new rules kick in.
- Ask letting agents if any landlords they manage are thinking of selling.
Speak to Local Letting Agents & Property Managers
Letting agents often know when landlords are selling, especially if they manage the property. Ask if they have landlords looking to sell quickly. Offer to buy with tenants in place, this can make you an attractive buyer.
Check Landlord Forums & Facebook Groups
Many landlords discuss selling on forums before listing their properties. Browse Property Tribes, LandlordZone, and Facebook groups for landlords discussing sales. Reach out to those considering an exit, you may secure an off-market deal.
Direct-to-Landlord Marketing
If you’re targeting a specific area, you can send letters or messages directly to landlords.
Use HMO licence lists (publicly available from local councils) to find HMO landlords who may want to sell. Target properties listed for rent but not yet let, landlords struggling to find tenants might choose to sell instead.
Move Quickly & Offer Certainty
Landlords selling up often want a fast, hassle-free exit. If you can move fast (cash buyers or pre-approved mortgages are attractive), buy with tenants in place (to reduce disruption) or position yourself as a problem-solver, not just a bargain hunter, you stand a better chance.
Track Price Reductions
Properties that have been on the market for a while may indicate sellers who are more open to offers. If a property has been reduced multiple times, the seller may be ready to negotiate. If similar properties in the area are selling faster, the owner might be struggling to attract buyers.
- Check PaTMa’s Price Change Data to track which properties have been reduced recently.
- Set up alerts for below-market-value opportunities.
If you spot a property that’s had multiple price reductions, the seller is likely motivated, which means there’s a strong opportunity to negotiate a below-market-value (BMV) deal.
Here’s the best way to approach them to secure the best price:
Do Your Homework Before Making Contact
Before reaching out, gather data to support your negotiation:
- Check the property’s history – How many times has it been reduced? By how much?
- Compare to local sold prices – Is the property now below, at, or still above market value?
- Look at similar properties – Are other homes in the area selling faster or holding firm on price?
- Check time on the market – Has it been sitting unsold for months? The longer it’s been listed, the more open the seller might be.
Use PaTMa’s Deal Finder to track reductions and sold prices for stronger negotiation insights.
Speak to the Estate Agent (and Read Between the Lines)
When calling the agent, don’t jump straight to offering a lower price. Instead, ask open-ended questions to gauge the seller’s motivation:
- “The price has been reduced a few times, do you know why?”
- “Is the seller in a hurry to sell?”
- “Have there been other offers?”
- “Would they consider a lower offer for a quick sale?”
Listen carefully, if the agent hints at “keen to sell” or “open to offers,” you know you’ve got room to negotiate. If the seller has already moved out, they may want a quick sale to stop paying the mortgage.
Start with a Sensible But Strong Offer
Once you understand their position, make an initial offer below the asking price, but not insultingly low. A good starting point is 10-20% below the latest reduced price.
Example:
- Original price: £250,000
- Reduced to: £230,000
- Then reduced again to: £220,000
Offer around £200,000-205,000 to test the waters.
If you offer too low, they may ignore you, so base your number on real data, like similar sold properties and renovation costs.
Use Time & Certainty as Leverage
Many sellers value speed and certainty more than a slightly higher price. If you can:
- Be ready to proceed – Have your finances in place. If using a mortgage, a Decision in Principle (DIP) helps.
- Offer a fast completion – “I can complete in 6 weeks with no chain.”
- Minimise conditions – Fewer contingencies (like surveys or delayed contracts) make your offer stronger.
Example of a strong offer pitch:
"I can offer £X for a quick, straightforward sale. I have my solicitor and finances ready, and I can complete within 6 weeks. If that works for the seller, I’d love to move forward.”
If Rejected, Follow Up & Stay Flexible
If they say no, don’t walk away, ask what they would accept:
- “What’s the lowest offer they’d consider for a quick sale?”
- “Would they take £X if I can move fast?”
If they won’t budge now, stay in touch, especially if they reduce the price again or the sale falls through. Keep an eye on how long it stays on the market. If it lingers for another 4-6 weeks, they may be more willing to negotiate.
Always Be Ready to Walk Away
The best negotiators are willing to walk away if the numbers don’t stack up. If the seller isn’t ready now, they might be in a month or two and by staying in touch, you could secure an even better deal later.
Look for Off-Market & Pre-Market Deals
Some of the best BMV deals never even hit Rightmove or Zoopla. If you want to stand a good chance at finding a property BMV, you can try:
- Contacting local estate agents and letting them know you’re looking for quick-sale opportunities.
- Build relationships with auction houses to access properties before they go public.
- Use direct-to-vendor marketing (letters, online ads, or networking).
Consider Properties That Need Work
Homes that are structurally sound but need updating can often be secured at a discount.
Many buyers avoid properties needing cosmetic work, which reduces competition.
Some sellers don’t want the hassle of renovations and will price accordingly. Here are some ways to find properties that need work.
Use Online Property Portals or PaTMa
Using PaTMa Deal Finder you can filter searches to show properties that are in need of renovation across a number of different portals. If you’re searching the portals directly you’ll find that they don’t have a "needs renovation" filter, but you can search for keywords that indicate potential fixer-uppers:
- “Needs modernisation”
- “Refurbishment opportunity”
- “Project property”
- “Cosmetic work required”
- “In need of updating”
- “Blank canvas”
- “Unfinished project”
Look for Visual Clues in Listings
Even if an agent doesn’t mention renovation potential, photos can give away signs of a property needing work look for:
- Outdated kitchens & bathrooms – Old cabinets, coloured bathroom suites, 1970s tiles.
- Wallpapered walls & floral carpets – Indicators of long-term owners who never updated.
- Overgrown gardens – Suggests the property may have been neglected or vacant.
- Vacant, unfurnished rooms – Probate sales or ex-rental properties often fall into this category.
Check Auctions & Repossessions
Auction properties often need work, making them ideal for investors looking to add value. You can check auction houses like Allsop, Barnard Marcus, SDL Auctions etc and many of them have online catalogues. Properties that have been repossessed are often auctioned and since banks are looking for a quick sale, they often list below market value.
Look for:
- Short descriptions (repossession listings are often brief).
- No internal photos (could indicate poor condition).
- "Cash buyers only" – Suggests lenders won’t mortgage due to its condition.
Drive Around & Spot Unloved Properties
A good old-fashioned drive around your target area can reveal great leads. If you spot a property with peeling paint, boarded up windows or overgrown gardens it could indicate a vacant or neglected property. In these instances, direct to owner marketing like sending letters, knocking on the door and trying to get in touch with the owner can help secure off-market renovation projects.
Check Local Planning Applications
Some homeowners start renovations but run out of money, leading them to sell. Visit your local council’s planning portal and check for stalled or withdrawn applications. Contact the owner to see if they’d consider selling.
Use Data to Stay Ahead
Finding BMV properties isn’t about luck, it’s about strategy.
- Track price movements to spot reductions.
- Monitor time on the market to identify sellers under pressure.
- Use data-backed insights to negotiate smarter.
PaTMa’s Deal Finder helps property investors find, analyse, and track the best BMV deals in their chosen area. Take a free trial to see how much difference it can make to your property sourcing strategy.
