How to sell your house without an estate agent

Costs breakdown with examples

One of the biggest attractions of selling privately is avoiding estate agent commission. But you’ll still have other costs to account for.

Worked example:

• Home value: £250,000
• High-street agent at 1.5%: £3,750 + VAT = £4,500
• Online agent (fixed fee): ~£1,000 upfront
• DIY private sale: advertising £200–£500, EPC £60–£120, solicitor ~£1,000–£1,500
• Auction fees: 2–3% + VAT (around £5,000–£7,500)
• Cash buyer (Habello): no estate agent fees, legal costs often covered — but expect a discount of 15–20% off market value.

This shows why many sellers are tempted by private routes, but it also highlights the trade-off: you save fees but take on more work and, in some cases, accept a lower price.

Documents and details you’ll need to prepare

When selling without an estate agent, you’ll also need to cover the compliance and paperwork that agents usually help with. Missing or delaying these can cause serious hold-ups, so it’s best to get them ready early.

Key documents:

• Energy Performance Certificate (EPC): Legal requirement before marketing. Costs £60–£120.
• Proof of identity and address: Required for anti-money-laundering checks.
• Title deeds: Usually held digitally at HM Land Registry.
• Property Information Form (TA6): Boundaries, disputes, utilities, insurance, guarantees.
• Fittings and Contents Form (TA10): What’s included in the sale.
• Leasehold Information Form (TA7): For leasehold properties.
• Mortgage details: Needed to redeem your loan on completion.
• Warranties/guarantees: e.g. damp proofing, double glazing, electrical work, boiler servicing.
• Planning permissions/building regs sign-offs: For extensions or structural work.

Other checks an estate agent would normally handle:

• Setting a realistic asking price (use sold-price research and multiple valuations).
• Vetting buyers (proof of funds, mortgage in principle, chain position).
• Confirming chain status and timescales.
• Negotiating if buyers reduce their offer late in the process.

Route 1: Market the property yourself

Some sellers choose to market their home privately, often through word of mouth, social media, or third-party platforms that push listings to Rightmove and Zoopla.

Pros:

• No estate agent fees.
• Full control of marketing, viewings, and negotiations.
• Direct relationship with buyers.

Cons:

• Harder to access major portals without paying a service.
• You must host viewings and handle buyer questions yourself.
• Higher risk of delays if you don’t vet buyers properly.

Timeframe & costs:

• 6–12+ weeks depending on market conditions.
• Advertising £200–£500, plus EPC and legal fees.

Route 2: Online or hybrid agents (e.g. Purplebricks)

Platforms like Purplebricks, Yopa, or Strike offer fixed-fee listings and some support.

Pros:

• Exposure on Rightmove/Zoopla.
• Lower cost than high-street agents.
• Optional upgrades like hosted viewings.

Cons:

• Pay whether you sell or not.
• Less hands-on than traditional agents.
• No incentive to push for a higher price.

Timeframe & costs:

• 6–12 weeks typical.
• Fixed fee £800–£1,500.

Route 3: Auction

Auctions provide a transparent, time-bound sale with legal certainty once the gavel falls.

Pros:

• Binding sale once sold.
• Certainty and speed.
• Good for unusual or problem properties.

Cons:

• Sale prices often below market.
• Fees 2–3% plus VAT (or fixed entry).
• Must accept the winning bid.

Timeframe & costs:

• 6–8 weeks including marketing.
• Fees £2,500–£7,500 depending on reserve.

Route 4: Cash house buyers

Cash house buyers like Habello buy directly with funds on hand.

Pros:

• Guaranteed sale, no chain risk.
• Completion in 1–3 weeks.
• No estate agent fees.
• Legal fees often covered.
  

Cons:

• Typically below market value (15–20% discount).
• Must verify the buyer is genuine.

Timeframe & costs:

• 1–3 weeks.
• No fees with reputable firms.