Are gazumping and gazundering the same thing?
No, gazumping and gazundering are not the same thing. In fact, they are opposite practices in the UK housing market. Both happen before contracts are exchanged, and both create stress and uncertainty for buyers and sellers. The key difference is who makes the move: gazumping is driven by sellers, while gazundering is driven by buyers. This guide explains how each works, the key differences between them, why they happen, and what you can do to protect yourself. We also provide a side-by-side comparison table and practical advice if you’ve been affected.
Gazumping and gazundering both occur because property sales in England, Wales, and Northern Ireland only become legally binding once contracts are exchanged.
- Gazumping is when a seller accepts a higher offer from a new buyer, leaving the original buyer sidelined.
- Gazundering is when a buyer lowers their previously agreed offer just before exchange, leaving the seller under pressure to accept less or risk collapse.
Both practices are legal, but widely regarded as unfair. They highlight the fragility of the UK property system compared with Scotland, where contracts become binding earlier under the “conclusion of missives.”
For more depth on each, see our full guides:
What is gazumping?
Gazumping happens when a seller agrees to sell their home to one buyer, only to later accept a higher offer from another buyer before contracts are exchanged.
It often happens in hot property markets, where demand outstrips supply. Estate agents are legally obliged to pass on all new offers, which means a better offer can arrive at any time before exchange.
Gazumping leaves the original buyer at risk of losing the property after spending money on surveys, mortgage applications, and legal fees.
Read our full gazumping guide here.
What is gazundering?
Gazundering is the mirror opposite of gazumping. It occurs when a buyer lowers their agreed offer just before contracts are exchanged — often at the very last moment.
Buyers may do this because of survey results, lender down-valuations, personal financial changes, or simply as a negotiation tactic. Sellers then face a difficult choice: accept the lower price or reject and risk their sale falling through.
Read our full gazundering guide here.
Gazumping vs gazundering: key differences
Here’s a clear side-by-side view of how they differ:
Why they happen
- Gazumping drivers: hot market conditions, bidding wars, estate agents obliged to present all offers, sellers tempted by higher prices or chain-free buyers.
- Gazundering drivers: negative survey results, mortgage down-valuations, buyer finance problems, cooling market conditions, or tactical last-minute pressure.
The impact on buyers and sellers
- Buyers facing gazumping: lose money spent on surveys, valuations, and solicitors; may have to restart their search.
- Sellers facing gazundering: risk losing their onward purchase, may accept a reduced price just to keep the chain alive.
Both sides can experience stress, financial loss, and long delays.
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What to do if it happens to you
If you’re gazumped
- Consider matching the new offer if affordable.
- Ask your solicitor to check if an exclusivity agreement can be arranged.
- Move quickly — delays make you more vulnerable.
If you’re gazundered
- Ask for evidence (survey, valuation, proof of financial change).
- Negotiate fairly, or reject if the cut seems tactical.
- Consider alternatives such as cash buyers, auctions, or re-marketing.
Are gazumping and gazundering legal?
Yes. Both are legal in England, Wales, and Northern Ireland because property sales are only binding at the point of exchange. Until then, either side can change terms or walk away.
In Scotland, however, contracts bind earlier. Gazumping and gazundering are therefore far less common, though buyers and sellers can still renegotiate if major survey issues arise.
Recap: are gazumping and gazundering the same thing?
No. They are opposite practices:
- Gazumping = seller takes a higher offer.
- Gazundering = buyer lowers their offer.
Both are legal pre-exchange but can cause huge stress, financial loss, and uncertainty. Knowing the differences helps you spot risks early and prepare a backup plan.
For in-depth guidance, see:
- What is gazumping?
- What is gazundering?
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- Legal fees covered when you use our partner solicitors.
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