Can I sell my house without an estate agent in 2025?
Thinking about selling your home privately? Discover how to sell your house without an estate agent, from valuing and marketing to negotiating offers. Learn the pros, cons, and faster alternatives like We Buy Any House, where you can get a cash offer and sell in as little as seven days.
Selling your home is one of the biggest financial decisions you’ll ever make. For many homeowners, the idea of doing it without an estate agent can seem daunting. But with modern technology, online property platforms, and cash-buying services like We Buy Any House, selling without a traditional agent is easier than ever.
Today, we’ll explain how to sell your house on your own, what to watch out for, and the best alternatives if you want a faster, more straightforward or stress-free sale.
Why sell your house without an estate agent?
Estate agents can play a valuable role, but they also charge fees that typically range from 1% to 3% of your property’s sale price (plus VAT). On a £250,000 home, that could mean paying £3,000 – £7,500 just in commission.
Choosing to sell your house without an estate agent can help you:
- Save thousands in fees
- Take complete control of your sales and negotiations
- Decide your own pace, whether you want a quick sale or have time to wait for the right buyer
- Avoid pressure from agents to lower your price or accept certain offers
However, selling without professional support also means taking on responsibilities that an agent would typically handle, such as marketing, viewings and paperwork.
Let’s look at what estate agents actually do, and how you can take those tasks yourself.
What does an estate agent do?
Estate agents are licensed professionals who market properties, handle viewings and negotiate offers. Here’s a breakdown of their main duties:
Property valuation
An estate agent begins by estimating how much your home is worth. They usually do this by comparing similar properties recently sold in your area.
However, be aware that many agents overvalue homes to win your business. Overpricing can deter potential buyers, leaving your listing on the market for months.
Tip: Always get at least two or three valuations, even if you plan to sell privately. You can also use the free valuation tools as a starting point.
Marketing and Advertising
This involves creating listings, taking professional photos, writing descriptions, and posting your property on major portals such as Rightmove or Zoopla. Good marketing is key to attracting buyers quickly.
An agent’s advantage is access to these platforms, but you can gain similar visibility by using online-only estate agents or DIY listing services that charge a small flat fee.
Hosting Viewings
Agents normally handle viewings on your behalf, showing buyers around your home and answering questions.
Doing it yourself isn’t hard; you need to prepare properly. Make sure your home is clean, bright, and welcoming. Know your property’s unique selling points and be ready to answer questions about the area, schools and amenities.
Negotiating Offers
Agents negotiate on your behalf with potential buyers. Because their commission depends on the sale price, they are motivated to get a higher offer, but sometimes their tactics can push buyers away.
If you’re handling negotiations yourself, aim to stay professional and flexible. Decide in advance on the lowest price you’re willing to accept and which extras (e.g., fixtures or timelines) you’re willing to negotiate.
Handling Paperwork
Once an offer is accepted, your solicitor or conveyancer will take over most of the legal work. However, an estate agent often helps chase progress. Without one, you’ll need to keep in close contact with your buyer, their solicitor, and your conveyancer to ensure a smooth exchange and completion.
Can I do all this myself?
Absolutely, but it requires time, organisation and a good understanding of the selling process. Let’s explore how to sell your house privately in general.
Step 1: Research the Market
Before you set a price, research recent sales in your area. Look at the Land Registry, Rightmove, and Zoopla to see what similar homes are selling for.
Avoid setting your price too high; today’s buyers are well informed and will simply skip overpriced listings.
If you’re unsure, consider paying for an independent RICS Valuation (usually £200 – £400). This gives you an unbiased professional valuation.
Step 2: Prepare your home for sale
First impressions matter. Minor improvements can significantly increase your home’s value and attract more offers.
- Declutter and depersonalise your space
- Deep clean every room
- Fix small issues, for example, dripping taps, scuffed paint, broken handles
- Enhance kerb appeal, for example, mow the lawn, clean windows, and add plants
- Stage your home
Step 3: Take great photos
You don’t need to hire a professional photographer, but your photos must be high quality. Use natural daylight, take wide shots and include every main room.
Consider using a tripod or even your smartphone’s wide angle mode. Highlight key features such as fireplaces, gardens or modern kitchens.
Tip: Landscape photos tend to perform better than portrait shots on property portals.
Step 4: List your property online
There are now several ways to list your property without using a traditional estate agent:
- Online-only agent: like House Sales Direct
- Social Media: Local groups can generate interest quickly
- DIY property websites: such as OpenRent
Step 5: Arrange and host viewings
When buyers want to view your property, schedule appointments carefully. Weekends and early evenings are often the best.
Before they arrive:
- Open curtains and windows
- Turn on lights in darker rooms
- Add subtle scents, like fresh flowers or coffee
- Prepare answers to common questions, like council tax, age of the boiler or average bills
Be friendly but not pushy. Let buyers look around freely, then be available for questions.
Step 6: Negotiate offers
Once you receive an offer, you and either accept it, reject it or make a counteroffer. Be realistic, most buyers expect some negotiation. Remember to consider the buyer’s position: are they chain free? Mortgage approved? Flexible on completion dates?
Keep communication polite and professional, and once you agree on price, confirm everything in writing (usually via email).
Step 7: Legal and financial steps
After accepting an offer, you’ll both instruct solicitors or conveyancers. They’ll handle the contracts, property searches and legal documents.
You’ll need to provide:
- Your Energy Performance Certificate (EPC)
- Proof of ownership (Title Deeds)
- Property Information Form (TA6)
- Fittings and Contents form (TA10)
Once the contracts are exchanged, the sale becomes legally binding.
The benefits and risks of selling without an Estate Agent:
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If you’re confident, prepared and willing to invest time, you can absolutely sell your house successfully on your own.
Other ways to sell your house without an agent
If the idea of managing the whole process feels overwhelming, there are alternative routes that don’t involve estate agents.
Sell at Auction
Selling at auction can be quick and exciting. Once the hammer falls, the sale is legally binding. However, you’ll pay entry fees and auctioneer commissions, and your house may sell below market value.
Auctions are ideal if:
- You need a fast, guaranteed sale
- You’re selling a property in need of renovation
- You’ve inherited a property and want a clean, simple transaction
Sell your house to We Buy Any House
If speed, certainty, and simplicity are your priorities, selling to a cash-buying company like We Buy Any House is often the best option.
We specialise in buying homes directly for cash, allowing you to sell in as little as 7 days, without estate agents, fees or stress.
Benefits include:
- No agent or solicitor fees
- Guaranteed cash offer within 24 hours
- Sale completed on your chosen timeline
- We handle all the legal paperwork
- No need for viewings or repairs
This is ideal if you’re facing repossession, divorce, relocation, or simply need to unlock your home’s value quickly.
FAQs About selling without an estate agent?
Is it legal to sell my house privately?
Yes, in the UK, you are legally allowed to sell your home directly to a buyer without using an estate agent.
Do I need a solicitor to sell my house?
Yes, even if you don’t use an estate agent, you’ll still need a solicitor or conveyancer to handle the legal side of the sale.
How do I value my house accurately?
Research local sold prices using Rightmove and the Land Registry, or pay for an independent RICS valuation.
Can I list my house on Rightmove or Zoopla myself?
Not directly, these portals only accept listings from registered agents. However, many online-only agents can upload your property for a flat fee.
How long does it take to sell without an estate agent?
It depends on the market, your location, and pricing. On average, it may take 8-14 weeks, but selling to a cash house buyer like We Buy Any House can take just 7 days.
What paperwork do I need?
You’ll need:
- Energy Performance Certificate (EPC)
- Property Information Form (TA6)
- Fittings and Contents Form (TA10)
- Proof of Ownership
- ID for anti-money laundering checks
Can I sell my house if I still have a mortgage?
Yes, but your solicitor will need to repay your mortgage from the sale proceeds. We cover this in our detailed blog, Can I sell my house with a mortgage?
What if my house doesn’t sell?
If your home isn’t getting interest, try lowering the price slightly, improving your marketing, or considering alternative routes like a quick cash sale.
How We Buy Any House can help you sell your house fast
At We Buy Any House, we’ve helped thousands of homeowners across the UK sell their homes quickly, without estate agent fees or delays.
Our process is simple:
- Request a free cash offer, no obligation
- Get a guaranteed offer within 24 hours
- Choose your completion date, in as little as 7 days
- We cover all your legal costs, so you keep more of your money
Whether your property is old, new, empty or in need of repairs, we’ll buy it directly for cash.
If you’re ready to sell your house and want a hassle-free, fast sale, get in touch with our friendly team today.
Should you sell without an estate agent?
Selling your house without an estate agent can absolutely work, as long as you’re organised and informed.
It’s perfect for sellers who want to control the process, have time to manage it, or already have a buyer lined up.
However, if you’re looking for speed, convenience, and certainty, a cash buying company like We Buy Any House offers the best balance between control and simplicity.
So whether you decide to sell your house privately, through an auction, or via a professional cash buyer, always start by exploring your options, and choose the path that best fits your timeline and goals.