Selling in 2025: Comparing We Buy Any House, Estate Agents & Auctions
With rising mortgage rates and an uncertain market, homeowners in 2025 face tough choices when selling. Should you choose a quick cash sale with We Buy Any House, the traditional estate agent route, or a property auction?
We Buy Any House vs Estate Agents vs Auction: Which is the best way to sell in 2025?
With rising mortgage rates, stretched affordability, and an unpredictable property market, homeowners across the UK are asking themselves the same question: Which selling route is right for me?
Traditionally, selling through an estate agent was the default. However, in today’s fast-paced, financially pressured climate, many people are considering alternatives, such as cash buyers like We Buy Any House or property auctions. Each route has its own advantages, risks, and implications for how quickly you sell, how much money you walk away with, and how stressful the process feels.
This comprehensive guide will explore the pros and cons of selling via We Buy Any House, estate agents and auctions. By the end, you’ll know which option aligns best with your priorities in 2025, whether it is speed, certainty or maximising price.
Understanding the We Buy Any House model
How it works
The phrase “We Buy Any House” has become well-known in the UK over the past decade. These companies are specialist cash property buyers who purchase homes directly from owners without relying on mortgages or property chains. The process is designed to be fast and straightforward:
Initial contact: The We Buy Any House process usually starts with homeowners contacting us directly. Either through our website or by calling us. Typically, your journey will begin by filling out a short form on our website, which will ask you 3 simple questions:
- Your contact details
- Your property address and postcode
- The property type, for example, is it a flat or a detached house?
Property Valuation: Following your consultation, one of our property experts will assess the value of your property.
What makes We Buy Any House different from other cash house buyers is our use of market-leading technology to evaluate properties accurately and fairly.
We use a platform called HomeTrack, which is unparalleled in property market evaluation. This same software is used by major banks and mortgage lenders when deciding whether to approve a mortgage on a property. It helps them assess the value of a home to ensure it matches the loan amount being requested.
We make you a guaranteed cash offer: If you choose to accept our offer, congratulations! You are now on your way to a simple, hassle-free cash sale. Once you have accepted our offer, we can proceed with the process, ensuring that we meet any deadlines you may have.
Survey and evaluation: As mentioned, We Buy Any House covers all the associated fees, including an independent property appraisal by a RICS Surveyor (Royal Institution of Chartered Surveyors). This survey is objective and independent of We Buy Any House, so it provides both parties with confidence in the process.
Fast, professional completion: To help complete on your property as quickly and as smoothly as possible, our team work closely with trusted, experienced solicitors to manage the entire completion process.
We have built strong relationships with these solicitors over many years, and they’re carefully selected for their expertise, reliability, and reputation.
What are the benefits of We Buy Any House?
Speed
One of the most attractive benefits of selling through We Buy Any House is speed. Unlike the traditional route, where an estate agent sale can take 4 to 6 months, We Buy Any House can complete in a matter of days or weeks. In urgent situations, such as stopping repossession proceedings or finalising a divorce settlement, this speed can be a lifesaver.
Certainty
Sales falling through is one of the most frustrating experiences in the property market. When you sell through an estate agent, buyers often rely on mortgage approvals, surveys and being part of a fragile property chain. If one link in the chain breaks, the whole transaction collapses. With We Buy Any House, there’s no chain and no mortgage dependency. The funds are ready to go, which makes the likelihood of the sale falling through extremely low. Sellers benefit from peace of mind, knowing that once they accept an offer, the deal is almost guaranteed to reach completion.
Convenience
Selling a home through an estate agent often comes with a to-do list: tidying and staging the property for viewings, allowing strangers to walk through your home, negotiating back and forth, and covering fees. We Buy Any House takes away all this hassle, we buy the property ‘as-is’, meaning you don’t need to redecorate, repair or even clean before selling.
There are no marketing costs, no estate agent commissions, and no scheduling of multiple viewings. This convenience appeals to anyone who values a stress-free experience or who simply doesn’t have the time or energy to prepare their home for the open market.
Flexibility
Another underrated benefit is flexibility. While some sellers need an immediate completion, others might want a little extra time to organise their next move. We Buy Any House is willing to accommodate your preferred timeline. Whether you need to complete within 7 days, or would rather take 2 months, cash buyers often work around your circumstances. This flexibility makes the process far more personalised than many people expect.
What are the drawbacks of We Buy Any House?
Unregulated risks
Not every company in the sector plays by the same rules. While many are reputable, some operate without transparency, offering inflated initial valuations only to reduce them later during the process, which is known as gazundering.
That’s why it’s vital to choose a buyer registered with The Property Ombudsman (TPO) or the National Association of Property Buyers (NAPB). These bodies enforce codes of practice designed to protect sellers, ensuring fair treatment and ethical conduct. Without this safeguard, sellers risk dealing with firms that could delay, reduce offers unfairly or even fail to complete.
Lower offers
We Buy Any House takes on the risk, covers legal fees and offers speed and certainty. For a slightly lower price, this trade-off is worth it for those who prioritise speed or security; sellers looking to maximise every pound of value may find it difficult to accept.
Who this suits best
Selling to We Buy Any House is not for everyone, but for some homeowners, it is the perfect solution.
- Homeowners facing repossession: If you’ve fallen behind on mortgage payments and repossession is imminent, time is critical. A quick cash sale can stop the process in its tracks, preventing the loss of your home and protecting your credit rating.
- Sellers going through divorce or separation: When relationships end, many couples prefer to sell the home quickly to divide assets and move on. A drawn out sale through an estate agent only prolongs the process. Cash buyers offer a clean and swift exit.
- Families inheriting a property: Inheriting homes often requires renovations or repairs before they’re suitable for the open market. Rather than investing time and money into a property they don’t plan to keep, many families prefer the simplicity of a fast cash sale.
- Relocating for work: If a new job opportunity means moving across the country or abroad, waiting months for a traditional sale is impractical. A guaranteed cash sale ensures the funds are in place for the next move without unnecessary delays.
In short, the We Buy Any House model is about trading a portion of market value in exchange for speed, certainty and peace of mind. For sellers under pressure, or those who prioritise convenience over maximum price, it can be the best, and sometimes the only option.
Selling with an estate agent
How it works
Estate agents remain the most common choice for homeowners looking to sell in the UK. The process is familiar, but that doesn’t mean it’s always straightforward. Typically, it goes something like this:
Valuation and listing
The estate agent visits your property, provides a valuation based on local market data, and suggests a guide price. If you are, they prepare professional photos, floor plans, and sometimes even in virtual tours before listing the property on popular sites such as Rightmove and Zoopla.
Viewings and offers
Potential buyers arrange viewings, either individually or during open-house events. The estate agent then relays offers to you, advising on which buyers are most likely to proceed, for example, cash buyers or first-time buyers with mortgages already agreed in principle.
Offer accepted
Once you accept an offer, the legal process begins. The buyer applies for their mortgage, their lender instructs a survey, and both parties’ solicitors begin conveyancing.
Completion
If all goes smoothly, the sale will be completed within 4-6 months. However, when property chains are involved, where each buyer is also selling a home, this timeline can extend further, sometimes stretching to 9 months or more.
What are the benefits of using an estate agent?
Higher sale potential
Selling through an estate agent usually gives you the best chance of achieving close to full market value. Because your property is marketed widely, you’re exposed to the largest possible pool of buyers.
In competitive areas, this can lead to multiple offers, sometimes even sparking bidding wars that drive the price above the asking price. For sellers whose main priority is to maximise returns, estate agents are often the best route.
Professional marketing
Most estate agents are skilled marketers. They know how to showcase a property in its best light, using high-quality photographs, floor plans and compelling descriptions. Some even provide drone photography or virtual reality tours. With listings on Rightmove, Zoopla and OnTheMarket, your property can be seen by thousands of prospective buyers within days. This visibility is a major advantage compared to the limited buyer pool of auctions or the one-to-one nature of cash buyers.
Negotiation support
Agents act as intermediaries, handling enquiries, screening buyers, and negotiating on your behalf. Many homeowners find this invaluable, particularly when balancing multiple offers or trying to secure the best price. A skilled negotiator can make the difference between a property sitting on the market and one that sells quickly at a strong price.
What are the drawbacks of Estate Agents?
Slow timelines
The biggest frustration with estate agents is the length of time it can take to complete a sale. Even if you receive an offer quickly, the conveyancing process, mortgage applications, surveys, and the dependency on other transactions in a chain can cause significant delays. the average sale takes 4-6 months, but if there are complications, it can be much longer.
Sales fall-through
Research suggests that nearly 1 in 3 property transactions collapse before completion. Buyers may pull out due to mortgage refusals, negative survey results, or simply changing their minds. When this happens, sellers are forced to relist and start the process again, adding months of delay.
Costs
Estate agent fees typically range from 1-3% of the final sale price, plus VAT. On a £300,000 home, that could be £3,000 – £9,000, not including solicitor fees. While some agents offer fixed fees, these are less common, and you’ll often pay more for premium marketing packages.
Stress
For many homeowners, selling with an estate agent is stressful. You need to keep your home in a ‘show-ready’ condition for viewings, negotiate with buyers who may make lowball offers, and deal with the uncertainty of not knowing if or when your sale will complete.
Who suits this best
Selling with an estate agent works best for homeowners who:
- Have the time to wait for the right buyer and aren’t in a rush
- Want to maximise sale price even if it means a longer process
- Don’t mind the stress of juggling viewings, negotiations and potential fall-throughs
For people in stable situations, for example, those upsizing or downsizing without pressing deadlines, estate agents remain a strong opinion. While it may not be the fastest or most certain way to sell, it can deliver the highest return, making it the go-to choice for sellers whose priority is profit over speed.
Selling via auction
How it works
Property auctions have been around for decades, but in recent years, they’ve evolved from traditional ballroom events to highly accessible online platforms. This shift has made auctions easier for sellers and buyers alike, and they’re no longer limited to seasoned investors. Here’s what the process typically looks like:
Auction listing
The seller works with an auction house to set a reserve price, the minimum figure they are willing to accept. This ensures the property won’t sell below a certain level. A starting bid is often set lower to encourage competition when bidding.
Marketing period
In the weeks leading up to the auction, the property is advertised on the auctioneer’s website, property portals, and often through direct marketing to investor databases. Sellers also prepare a legal pack containing documents such as title deeds, searches and lease information.
Auction day
On the day, buyers bid either in person, over the phone, by proxy, or online. Online auctions have become especially popular, with timed bidding windows similar to eBay.
Fall of the hammer
Once the highest bid is accepted, the buyer immediately pays a deposit, usually 10% of the purchase price. The sale becomes legally binding at this stage.
Completion
The buyer then has 28 days, sometimes 56 depending on the auction terms, to pay the remaining balance and complete the purchase.
This combination of speed and legal certainty is why auctions remain a popular alternative route to selling.
What are the benefits of Auctions?
Fast binding sales
Unlike selling with an estate agent, where offers can be withdrawn at the last minute, auctions provide a legally binding commitment the moment the hammer falls. The deposit paid by the buyer secures the sale, and failure to complete can result in them losing that deposit. For sellers, this brings a welcome sense of security and certainty.
Good for problem properties
Properties that struggle on the open market often do surprisingly well at auction. This includes homes with short leases, structural problems, or unusual layouts that traditional buyers may shy away from. Investors and developers who attend auctions are often more open to properties that need work, as they see them as opportunities rather than deal breakers.
Competitive bidding
If multiple bidders are interested, competition can push the price higher than expected. For sellers, this can sometimes mean achieving close to, or even above, market value, especially if the property has unique features or is located in a sought-after area. The buzz of a bidding war can create a momentum that works in the seller’s favour.
What are the drawbacks of auctions?
No guarantee of sale
While auctions offer speed and certainty if a sale is made, there’s no guarantee that bidders will meet the reserve price. If the property fails to sell on the day, it can be a disappointment, leaving the seller back at square one. Some auctioneers may then encourage a post-auction negotiation, but this can add weeks of delay.
High costs
Selling at auction isn’t free. Auctioneers charge entry fees, which can range from a few hundred pounds to over £1,000 plus commission, often 2-3% of the sale price. In addition, the seller is usually responsible for preparing a detailed legal pack, which comes with solicitor costs. These expenses can eat into the final profit, particularly if the property sells at the lower end of expectations.
Lower buyer expectation
Many buyers at auction are investors looking for a bargain. They often expect discounted prices to reflect the risk of a fast turnaround. While competitive bidding can sometimes drive the price up, sellers should be realistic: properties often sell for less than they would on the open market.
Who does this suit best?
Auctions can be a smart choice for sellers in a specific situation:
- Sellers of unusual or hard-to-value homes: If your property doesn’t fit neatly into the ‘family home’ market, auctions can attract nice buyers willing to take it on.
- Landlords offloading rental portfolios quickly: Tenanted properties or HMOs often find more interest among investors at auction than on the open market.
- Executors dealing with probate properties: When families inherit a home, they don’t want to manage or refurbish; an auction offers a clean, quick solution.
- Homeowners comfortable with risk: Auctions can deliver fantastic results, but they come with uncertainty. Sellers need to be prepared for the possibility that the property might not sell or may sell for less than expected.
Auctions combine speed and legal certainty with a level of unpredictability on price. They work well with sellers who prioritise a quick, binding transaction, especially if the property is unusual or challenging, but they may not suit those who need to achieve the very highest possible sale price.
Head-to-head comparison: We Buy Any House vs Estate Agents vs Auctions
Now that we have looked at each method individually, it’s time to compare them side by side. Sellers often weigh up 3 main factors:
- Speed
- Certainty
- Price
But costs, stress levels, and sustainability for different situations also play a huge role. Here’s how the three options stack up against each other.
Speed of sale
- We Buy Any House: This is the fastest method by far. Once you accept an offer, completion can happen in as little as 7 days. Many sellers, however, choose a more flexible timeline of 2-4 weeks to organise their next move. For anyone facing repossession or relocation deadlines, this speed is invaluable.
- Estate Agents: The slowest of the three. Even if you receive an offer within the first month, the average completion time in the UK is still 4-6 months. Chains, surveys and mortgage delays can drag the process out even further.
- Auctions: Faster than estate agents but not quite as fast as cash buyers. The process leading up to the auction can take a few weeks, but once the hammer fall, buyers are legally bound to complete within 28 days.
Winner: We Buy Any House. Unbeatable for urgent sales.
Certainty of sale
We Buy Any House: Very high. With no chain and funds already available, sales rarely fall through. Once you accept an offer, completion is almost guaranteed.
Estate Agents: The least reliable. Roughly 1 in 3 property transactions collapse before completion, often due to mortgage issues, surveys, or chain breakdowns. Sellers must be prepared for disappointment and potential relisting.
Auctions: High certainty, once the reserve is met and the gavel falls, the buyer is legally committed. However, there’s always the risk that the property won’t sell if bidding is weak.
Winner: We Buy Any House, closely followed by Auctions.
Sale price
We Buy Any House: You’ll typically receive 85% of market value. While this may feel like a significant drop, sellers often accept it for speed, certainty and avoiding months of costs.
Estate Agents: Usually, the best chance of achieving close to full market value, provided the property is desirable and the market is stable. In hot markets, the process even exceeds the asking price.
Auctions: Can be unpredictable. Some sellers achieve near market value or above through competitive bidding, but others end up with much less if the interest is low. Properties with issues may also attract buyers who expect discounts.
Winner: Estate Agents. Best for maximising value if you have time.
Costs
We Buy Any House: Typically, no estate agent fees, and most reputable companies also cover legal costs. The main ‘cost’ is the lower price accepted.
Estate Agents: Expect to pay a commission of 1-3% plus VAT. Premium listings, marketing packages, and staging costs may also impact the overall costs.
Auctions: Sellers typically pay an entry fee (several hundred pounds) plus a commission (around 2-3% of the sale price). Legal packs also add solicitor costs. These charges can stack up quickly.
Winner: We Buy Any House. Lowest out-of-pocket expenses.
Stress levels
We Buy Any House: Lowest stress. No viewings, no repairs, no chains and no long waits. The process is largely hands off for homeowners.
Estate Agents: Highest stress. You need to prepare your home for viewings, handle negotiations, and face the uncertainty of potential sales falling through. For many sellers, this is the most emotionally draining route.
Auctions: Medium stress. While the process is clear-cut, sellers must handle upfront preparation, including the legal pack and auction house coordination. There’s also the anxiety of waiting to see if bidding meets your reserve price.
Winner: We Buy Any House. For simplicity and peace of mind.
Final verdict
In 2025’s challenging property market, there is no one-size-fits-all answer when it comes to selling your home. Rising mortgage rates, affordability pressures, and market uncertainty mean homeowners must carefully weigh their priorities before making a decision.
We Buy Any House is the best choice for those who need speed, certainty, and simplicity, even if it means accepting a lower offer.
Estate Agents remain the strongest option for sellers who want to maximise value and can afford to wait through a slower, more unpredictable process.
Auctions sit somewhere in between, providing legal certainty and fast completion, but with variable results on price and higher upfront costs.
Ultimately, the ‘best’ route depends on your circumstances. If you’re facing repossession, relocation or divorce, a quick and guaranteed sale may be invaluable. If you’re in a stable position and want to squeeze every pound from your property, estate agents could be worth the wait. And if your property is unusual, tenanted or in need of work, auctions can connect you with serious buyers who are ready to move quickly.
By understanding these trade-offs between speed, certainty and price, you can confidently choose the selling route that aligns with your goals and secure the outcome that works best for you in 2025.