Selling a Property

What Does SSTC Mean? Sold Subject to Contract Explained

SSTC, Sold Subject to Contract, appears on almost every property listing at some point, but it is widely misunderstood. This guide explains exactly what it means for sellers, buyers, and the market.

Published: 16 Mar 2026 · Updated: 16 Mar 2026 · 5 min read

#HouseSelling#PropertyMarket#SSTC#SoldSubjectToContract#PropertyPassportUK

What SSTC Actually Means

SSTC, Sold Subject to Contract, means that a seller has accepted an offer from a buyer, but no legally binding contract has yet been exchanged. In plain terms: a deal has been agreed in principle, but either party can still walk away without legal consequence.

This is one of the most important distinctions in English and Welsh property law. Unlike Scotland, where a binding agreement is formed at an earlier stage (missives), England and Wales operate on the principle that no property transaction is legally binding until exchange of contracts. SSTC simply marks the beginning of the conveyancing process, not the end.

SSTC vs "Under Offer"

The terms are sometimes used interchangeably by estate agents, but there is a technical difference:

Status	What it means
For Sale	Property is actively marketed with no accepted offer
Under Offer	An offer has been made and is being considered by the seller
SSTC	An offer has been accepted; conveyancing is in progress
Exchanged	Legally binding contracts have been signed and exchanged
Completed	Legal ownership has transferred; sale is concluded

In practice, many agents move a property to SSTC immediately upon acceptance of an offer, using "Under Offer" as an intermediate step or not at all.

Can You Make an Offer on an SSTC Property?

Yes. Because an SSTC property is not yet legally committed, a seller is free to accept a higher offer from a competing buyer, a practice known as gazumping. Equally, a buyer is free to withdraw at any point before exchange.

Estate agents are legally required to pass on all offers to the seller, even after a property is marked SSTC, unless the seller has explicitly instructed them in writing not to. If you are interested in an SSTC property, you can register your interest with the agent, and if the current sale falls through you will be informed.

How Often Do SSTC Sales Fall Through?

A meaningful proportion of agreed sales in England and Wales fail to complete. Fall-through rates vary with market conditions but are commonly cited as being somewhere between 20% and 30% of agreed sales, though reliable national data is difficult to source.

Common reasons for fall-through include:

Buyer's mortgage application declined or reduced
Survey revealing significant defects leading to renegotiation or withdrawal
Buyer finding a more suitable property
Issues discovered in conveyancing searches
Breakdown in chain elsewhere

What Sellers Should Do After Going SSTC

Going SSTC does not mean you can disengage from the process. Sellers play an active role in keeping transactions moving:

Respond promptly to your solicitor's requests for documentation
Provide full replies to conveyancing enquiries as quickly as possible
Maintain the property and keep it insured
Continue to make any mortgage payments on the property if applicable
Communicate proactively with your estate agent about progress

Property Passport UK can assist sellers who want to organise their property documentation before they even list. Having documents readily available, guarantees, planning permissions, boiler service records, reduces enquiry delays significantly once you are SSTC and helps to shorten the time to exchange.

What Buyers Should Do When They See SSTC

If you spot a property you want that is already SSTC, do not assume it is permanently unavailable. Register your interest with the agent. If the current sale falls through, you will be in a strong position if you have already had your finances in place and can move quickly.