Part of our guide to selling your house for cash, fast.
Estate agents earn their fee by pricing, marketing, handling viewings and chasing the sale through to completion. You can do without one — but most of that work still has to be done by someone.
What selling costs
| Route | Typical cost | Notes |
|---|---|---|
| High-street estate agent | About 1.2–1.8% inc. VAT on a sole agency (average about 1.42%) | Usually paid only on completion |
| Online / hybrid agent | Fixed fee, often £0–£999 | Often paid upfront, whether or not you sell |
| Private sale | Your time, photos, any advertising | The main portals don’t take private listings |
| Auction | Auctioneer’s commission and fees | Plus a legal pack prepared in advance |
| Direct sale to a buyer | Usually no agent fee | Price is below open-market value |
| Conveyancing (every route) | About £610–£950 for a freehold sale | Around £300 more for leasehold |
| EPC (every route) | About £60–£120 | Legally required before marketing; lasts ten years |
Online and hybrid agents
You get a listing on the main property portals for a fixed fee, and you may do the viewings yourself. The saving can be real on a lower-priced home, but check what’s included, whether the fee is payable if the house doesn’t sell, and who negotiates and chases the sale once an offer is accepted.
Selling privately
Perfectly legal — you might sell to a tenant, a neighbour or a relative. You still need an EPC and a conveyancer, and the property forms must be answered honestly. The biggest drawback is reach: the main portals generally only accept listings from agents, so a private sale works best when you already have a buyer in mind. Agree the price with evidence — recent sold prices nearby — to avoid disputes later.
Auction
An auction house markets the property and sells it on a set date. At a traditional auction the sale is binding when the hammer falls. It suits homes that need work or are hard to value. See our auction guide.
A direct buyer
No marketing, viewings or chain, and a completion date agreed with you — at a lower price. It tends to suit people who value certainty over the highest price. Our comparison of a direct sale and an estate agent goes through the trade-off.
What you still have to do yourself
- Get an EPC before you market the property.
- Instruct a conveyancer and complete the property forms (TA6, TA10 and, for leasehold, the TA7).
- Price it from evidence rather than hope — see how to price a house to sell.
- Check the buyer can proceed, and keep the solicitors moving.
When an agent is worth it
A good local agent often more than pays for themselves on a home in good condition that will attract several buyers. Negotiation alone can make up the fee. If you do use one, ask for evidence of similar homes they’ve sold and what they actually achieved.
Handling viewings yourself
- Take the name and phone number of anyone viewing, and confirm the appointment beforehand.
- Avoid showing people round alone where you can — have someone else there.
- Put away valuables, paperwork and prescription medicines.
- Let buyers look round without a running commentary, then answer questions.
- Have the key facts to hand: council tax band, EPC rating, tenure, running costs and what’s included in the sale.
Negotiating and accepting an offer
Ask every buyer about their position: do they have a property to sell, is it under offer, and do they have a mortgage agreement in principle? Once you accept, send both solicitors a short memorandum of sale with the price, both parties’ details and what’s included. Until contracts are exchanged, either side can still withdraw.
Selling to a family member or tenant
Selling to someone you know can be the simplest sale of all, but agree the price using evidence and put everything through solicitors. If you sell for less than market value, take tax advice — it can have tax consequences for you, and the buyer’s mortgage lender will want to know about any discount.
Identity and money-laundering checks
Your solicitor will need to verify your identity and ownership, and the buyer’s solicitor will check where their money comes from. These checks apply whichever route you use.
Is it worth the saving?
On a £150,000 home, a high-street agent charging 1.42% including VAT would cost about £2,130 — less than many sellers expect. The question is whether you can match what a good agent does: reaching enough buyers, negotiating the price, and keeping the sale moving through to completion. If the saving is small and the home is straightforward, an agent often earns the fee back. If you already have a buyer lined up, or the property suits auction or a direct sale, going without one can make sense.
See local sold prices before you set a price:
Common questions
Can I sell my house without an estate agent?
Yes. You can sell privately, through an online agent, at auction or directly to a buyer. You’ll still need an EPC and a conveyancer.
Can I list my house on Rightmove without an agent?
Generally not directly — the main portals take listings from agents. Online agents can list your home for a fixed fee.
Do I need a solicitor to sell a house privately?
You need a conveyancer (a solicitor or licensed conveyancer) to handle the legal transfer, whichever route you choose.
How much can I save by not using an estate agent?
Roughly the agent’s fee — on average about 1.42% including VAT on a sole agency. You’ll still pay for conveyancing, an EPC and any marketing, and you’ll take on the work an agent would do.