Can you sell a house without an estate agent?
Most homes in the UK are sold through estate agents, but you don’t have to use one. Selling without an agent can save fees and give you more control, but it also means taking on tasks like marketing, viewings, negotiations, and chasing solicitors yourself. If you’re asking this question, you may have had a poor experience with an estate agent or want to avoid paying thousands in commission. This guide explains the pros and cons of going agent-free, compares alternative routes, highlights mistakes to avoid, and sets out the paperwork and costs involved.
It’s possible to sell your house without an estate agent, but you’ll need to handle pricing, advertising, viewings, negotiations, and paperwork.
- Pros: save money on fees, have more control, and avoid dealing with an agent you don’t trust.
- Cons: it’s time consuming, legally complex, and mistakes can cause sales to collapse.
- Alternatives: include doing it yourself through online platforms, using auction houses, or selling directly to a cash buyer.
- Key risk: poor marketing, overpricing, or failing to check buyers’ finances can derail your sale.
Why some sellers avoid estate agents
There are four main reasons homeowners consider going without an estate agent:
- Fees. A 1.5% commission doesn’t sound much until you realise it’s £4,500 on a £300,000 property, or £15,000 on a £1m home.
- Control. You may want to be more hands-on with viewings and negotiations, rather than relying on an agent.
- Bad experiences. Poor communication, slow progress, or a sale falling through can sour trust in estate agents.
- Already having a buyer. If a friend, family member, or neighbour has expressed interest, you may not need an agent to find one.
Why most people use estate agents
Estate agents remain the most common route because selling a property is complicated. They:
- List your home on portals like Rightmove and Zoopla.
- Arrange and host viewings.
- Negotiate offers and filter unserious buyers.
- Chase solicitors and surveyors in the chain.
For this service, traditional high street agents typically charge 1%–3% of the sale price plus VAT, while some online or hybrid agents (such as Purplebricks) use fixed fees.
Many sellers see this as money well spent because it reduces stress and increases the chance of securing a buyer. But if you’ve had a bad experience, or don’t feel an agent is adding value, it’s natural to question whether you can go it alone.
Pros and cons of using an estate agent
Cost comparison: agent vs DIY vs auction vs cash buyer
How to sell without an estate agent: step by step
If you decide to sell your home privately on the open market, these are the main steps you’ll need to take:
- Get an accurate valuation. Use sold-price data on Rightmove/Zoopla and, ideally, commission a RICS surveyor valuation. Overpricing is the number one reason DIY sales fail. Alternatively, you can request a free valuation from Habello for comparison.
- Prepare marketing. Invest in professional photos, a clear description, and a floorplan. Poor presentation is one of the biggest DIY pitfalls.
- Advertise. You can use online DIY platforms, social media groups, or local ads. Note: listing on portals like Rightmove or Zoopla usually requires a paid service.
- Host viewings. Be available evenings and weekends. Be transparent about the property’s condition—hiding issues almost always backfires.
- Negotiate. Set your lowest acceptable price before discussions. Back up your position with local sold-price data.
- Instruct a solicitor. Once an offer is accepted, you’ll need a solicitor or licensed conveyancer to handle contracts, legal checks, and transfer of ownership.
- Chase the chain. Keep in weekly contact with solicitors, buyers, and lenders to keep momentum and avoid unnecessary delays.
Before committing to the private-sale route: remember that auction sales and cash buyers are also agent-free options. Both can be quicker and more certain, though they usually achieve less than full market value. Reviewing these alternatives first can help you choose the route that best matches your priorities.
What paperwork is needed if you don’t use an estate agent?
Whether you use an agent or not, the legal documents remain the same. These are usually prepared with your solicitor, but it helps to gather them early:
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Alternatives to selling through an estate agent
Online DIY platforms
Sites like Strike, Yopa, or Purplebricks let you list for a flat fee. You’ll still be responsible for handling viewings, negotiations, and progression. These platforms can save money but expect to invest time and confidence.
Auction houses
Auctions are well-suited to properties needing work, unusual homes, or sellers needing speed and certainty. Once the hammer falls, the sale is legally binding. Properties usually achieve around 85%–90% of their open market value. For a full comparison, see our guide on how auctions and estate agents compare.
House cash buyers
If speed and certainty matter most, selling to a cash buyer is often the simplest option. You’ll usually receive below market value, but you avoid chains, surveys, and long delays. Habello covers legal fees when you use our partner solicitors, with a guaranteed timeline to suit your needs.
Switching agents instead of going agent-free
If your motivation for avoiding agents is a bad experience rather than wanting full control, it may be worth exploring changing estate agents instead. Switching can refresh your listing, improve communication, and bring in buyers without the stress of handling the sale yourself.
Common mistakes when selling without an estate agent
- Underpricing or overpricing. Too high and the property sticks; too low and you lose value.
- Poor marketing. Grainy photos and weak descriptions won’t compete with agent listings.
- Not checking buyers’ finances. Always confirm proof of funds or a mortgage in principle.
- Legal delays. Missing EPCs or incomplete TA6 forms will stall your sale.
- Weak negotiations. Be prepared with data to defend your price but know when to compromise.
- Chain management. Without an agent chasing progress, deals can collapse.
- Hiding defects. Concealing damp, disputes, or subsidence leads to failed surveys or even legal claims.
- Choosing the wrong route. Auctions are quick but not ideal for all homes; cash buyers trade price for speed.
Real-world example
Emma in Leeds tried to sell her flat privately after losing patience with her estate agent. She listed it on a DIY platform but set the asking price too high. After six months with no serious viewings, she reduced the price but then faced a buyer who couldn’t secure a mortgage. Eventually, Emma switched to auction, where the property sold within eight weeks for 88% of its original valuation. Although she didn’t get full market value, the certainty and speed were worth it to move on.
FAQs
Is it legal to sell a house without an estate agent?
Yes. There’s no law requiring you to use an agent, but you must still comply with property law and provide all required documents.
Do I still need a solicitor if I don’t use an agent?
Yes. Only a licensed conveyancer or solicitor can handle the legal transfer of ownership.
Can I advertise on Rightmove myself?
Not directly. You’ll need to use an online listing service or hybrid agent.
Can I get full asking price without an estate agent?
Sometimes, but it’s harder without the marketing reach and negotiation skills of an agent. Pricing competitively and marketing professionally will help.
Do I have to pay Capital Gains Tax if I sell privately?
Tax liability doesn’t depend on whether you use an agent. It depends on whether the home is your main residence. See our guide on tax when selling a house.
Recap: can you sell a house without an estate agent?
Yes, you can sell a house without an estate agent, but it requires time, confidence, and a clear strategy.
- Most sellers still use estate agents because they handle complexity and reduce the risk of sales falling through.
- Alternatives include DIY platforms, auctions, or selling directly to a cash buyer.
- If your motivation is dissatisfaction with your current agent, switching agents may be a better option.
- Avoid mistakes like poor marketing, failing to check buyers’ finances, and underestimating the legal paperwork involved.
Thinking about selling without an estate agent?
If avoiding estate agents appeals because you want certainty and less stress, a direct sale might be the best route. At Habello, we offer:
- Fair market valuation.
- Initial offer by phone, with a final guaranteed cash offer within 48–72 hours.
- A flexible timeline to suit your schedule.
- No legal fees when using our partner solicitor.
- A guaranteed cash sale with no delays or chains.
Property owners are choosing Habello for a faster, easier and less stressful way to sell
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