What exactly does an estate agent do?
An estate agent typically acts as the ‘middleman’ between the seller and the buyer. They handle a range of tasks, including the valuation; photographing the property and listing it for sale; arranging viewings; showing the potential buyer around; and negotiating the sale if a buyer wants to go ahead.
Do you have to use an estate agent?
No, you don’t have to use an estate agent; the decision is entirely up to you, although it’s important to do thorough research and understand the possible implications of not using one before you decide.
If you choose not to use an estate agent, you’ll handle all the tasks that they would typically carry out, including but not limited to:
- Taking photos of your property.
- Listing your property for sale.
- Liaising with potential buyers.
- Arranging viewings and showing people around your home.
- Negotiating a sale price.
- Agreeing on a moving date; and
- Handing the keys over to the new owner.
Can you save money by not using an estate agent?
In 2025, the average estate agent fee in the UK is 1.42% including VAT.
In July 2025, the average UK house price was recorded as £299,331. If you were to use an estate agent to sell a property at this price, you’d be charged approximately £4,248 in fees.
With this in mind, you certainly could save money by cutting out the estate agent. However, as stated, you should think very carefully before you decide whether this could be a suitable choice for you.
Things to think about before you decide whether to use an estate agent
90% of sellers enlist the help of a traditional estate agent, with just 10% either opting for an online estate agent or selling privately.
There are many reasons why the vast majority of sellers could still be relying on an estate agent. Below are several things to think about when wondering whether to sell your house without an estate agent.
- Legal documents & requirements
Before deciding to sell your house on your own, it’s crucial to have a thorough understanding of which laws and regulations you need to follow. Selling a house is no simple matter, and there are many legal documents that need to be prepared and filed. - Industry knowledge
Of course, you don’t need a background in property to sell your home without an estate agent, but it could help to have some level of industry knowledge. For example, understanding the factors that go into valuing and pricing a property could ensure that you don’t market your home too high or too low. - Time
According to Zoopla, it takes an average of around 6 months to sell a house.
Ask yourself whether you realistically have the time to deal with the entire process yourself. If you’re juggling other commitments, such as full-time work or caring for your family, the research and dedication needed to sell a house without an estate agent could be demanding. - Marketing
If you were to think about searching for a new home, where would you look? The chances are, you’d start your search on a popular site, such as Zoopla or Rightmove, or perhaps you’d take a look at an estate agent’s website or browse their window in your local area.
When you choose to sell your house without an estate agent, you’ll be responsible for marketing your property yourself. Many mainstream property sites, including Zoopla and Rightmove, do not accept direct listings from private sellers.
How to sell your house without an estate agent
Handling the process yourself puts you in complete control and could save you a significant amount of money. If you think that selling your property without an estate agent could work for you, you may wish to go ahead and make a start on the process.
Here’s what it could look like.
- Get a valuation
A valuation provides a guideline price of your property and could help you decide how much to market it for.
Some estate agents will value your house for free. They’ll usually look at your property and value it based on its condition and features, as well as the sale price of similar houses in your area.
You can also get a free valuation online, through sites such as Reeds Rains, Purple Bricks, and Zoopla. - Tidy up
It might seem mundane, but tidying your home before you take photos is the first step to promoting your property to potential buyers. First impressions count, and a clean, tidy home is an aesthetically pleasing one. - Take good-quality photos
Think about the sort of photos you’d like to see if you were viewing a house that you could potentially want to buy. Photograph every room and your garden, if you have one.
Take photos that really showcase your space and your property’s unique features. For example, if your living room has cosy country-style beams or rustic farmhouse doors, be sure to snap these selling points. - Create your listing
When listing your house for sale, it’s important to be transparent. If your property needs some work, state this. It’s far better to be honest upfront than to sell potential buyers an inaccurate idea of your property, wasting their time and yours.
As well as providing a detailed insight into your property, don’t forget to mention the local area and amenities. Things like good public transport links and a highly rated local school could entice buyers. - Think about your marketing strategy
When selling your house without an estate agent, deciding where to market your property is one of the most important elements to consider.
Have a look into property websites that accept private listings. Alternatively, there are companies that can list your property on sites such as Rightmove on your behalf, although you should be aware that you’ll be charged a fee for using these services.
You could also share your property on social media; local community groups could be a good place to start. - Complete admin tasks, including official documentation
Alongside the sales and marketing tasks come a number of administrative duties that make it possible for you to sell a house in the first place. Unfortunately, there are some costs you won’t be able to avoid even if you do choose not to instruct an estate agent.
Before you put your property on the market, you’ll need to get an Energy Performance Certificate (EPC). Before you’re able to get an EPC, a registered energy assessor will need to complete the required checks on your home. You can search for an EPC supplier here.
You’ll also need to arrange conveyancing and instruct a solicitor to act on your behalf in the sale. - Engage with potential buyers
Without an estate agent acting on your behalf, you’ll be responsible for engaging with potential buyers, arranging viewings, and showing interested parties around your property. You might consider setting up a new email address specifically for house-related communication so that important emails don’t get lost in your main inbox. The housing market is fast-moving and competitive – if you want to sell your house, you should try to strike while the iron of interest is hot.
Struggling with money or debt worries?
If you’re concerned about your finances, please know that you can access free, impartial and confidential advice from StepChange, MoneyHelper, Citizens Advice, and National Debtline.