In short
- Your best argument is deals in the same building over the last year.
- A long time on the market and price cuts show the seller is ready to talk.
- Turn flaws from the viewing into euros: what it will cost to fix them.
- Make a specific offer with reasons and a timeline.
Gather data before you talk
Negotiating starts at home, before the viewing. You need three things: what similar flats cost, how long this flat has been for sale, and what it will need.
Start with deals in the same building. If similar flats there sold in the last year and this listing asks much more per m², you have a concrete argument the seller will struggle to dispute. If there are no deals in the building, look at buildings of the same series nearby.
Arguments that work
Arguments that don't work: «that's all I have», «a friend bought cheaper in another district», «the market is about to drop». They sound like opinion, and the seller answers with an opinion of their own.
- Deals in the same building or series nearby, price per m²
- How many days the listing has been up and whether the price has been cut
- Work needed: windows, wiring, plumbing, with rough costs
- High heating bills or a planned building renovation with a charge to owners
- Area in the cadastre smaller than in the listing
- Floor: ground floor, or top floor without a lift
Time on the market and the seller's position
A flat that has been listed for two weeks and one that has been listed for six months are two different conversations. A flat that sits for long is often overpriced, and the seller is starting to realise it.
How to make an offer
First work out your figure. Take the price per m² from deals in the same building over the last year and multiply it by the flat's area in the cadastre: that is the price based on deals. Subtract a rough cost for anything that needs fixing straight away, such as replacing the windows. If the flat has been on the market for several months, that is one more reason to start a little lower.
In the offer, name that amount and briefly explain how you got there: what flats in this building sold for in the last year, what the necessary repairs will cost, and that your mortgage is approved and you can close soon.
- Name a specific amount.
- Back it with two or three facts.
- Show you are a serious buyer: financing, timeline.
- Leave room for one step up.
It's not only about price
If the seller won't move on price, talk about other terms: furniture and appliances, when the flat will be vacated, who pays for the Land Register (Zemesgrāmata) entry, the size of the deposit (rokasnauda). In new builds you can often agree on parking or finishes.
Once the price is agreed, go through the checklist again before paying a deposit.
Common questions
By how many percent can you negotiate a flat price?
There is no set percentage. How much you can negotiate depends on how far the asking price is from deals in the same building, how long the flat has been on the market and what needs fixing.
Is it rude to offer much less?
No, if the offer is backed by deals and repair costs. Without reasons the seller may not take it seriously.
Can you negotiate on a new build?
Often yes: on the last flats in a project, parking, finishes or the payment schedule.
When to negotiate: before or after the viewing?
After. Then you have facts about the condition, and your offer looks considered.
Sources
- PTAC ieteikumi, iegādājoties dzīvokli · LV portāls, 2025
- Kadastra informācijas sistēma · Valsts zemes dienests
This article is for information only and is not legal, financial or tax advice. It may contain mistakes or be out of date, so check it against official sources or with a specialist before you decide. m²cena accepts no liability for any loss or damage arising from the use of the information in this article.