selling

How to sell a house without an estate agent

How to sell a house without an estate agent in England and Wales: the legal routes, what you must still do, the risks, and an honest cost comparison.

5 min read
Last reviewed 29 October 2026
By Your Property Check team

Part 1 of 8

Yes, it is allowed

You do not have to use an estate agent to sell your home. GOV.UK says you can sell your home yourself or use an online, high street or hybrid estate agent. Citizens Advice describes finding a buyer yourself as cheaper, but says you must make all the arrangements, negotiate yourself and deal with any problems. This page covers England and Wales.

Part 2 of 8

The routes that do not use a high street agent

Sell privately. You find the buyer, show them round and negotiate.
Use an online or hybrid agent. GOV.UK lists these as agents too. They are still estate agents, so the contract rules apply. Read the contract to see what the fee covers.
Sell at auction. The auctioneer markets the property and runs the sale. Read how to sell a house at auction.
Sell to a cash buyer. One buyer makes you an offer, and no listing is needed. Read cash house buyers: how they work before you do.

Each route moves some work from the agent to you, or trades some price for ease.

Part 3 of 8

What you must still do

Dropping the agent does not drop the legal steps.

Energy certificate. GOV.UK says you must order an EPC for potential buyers before you market your property. You can be fined if you do not have one when you need it. It lasts 10 years. See how to find an EPC.
Paperwork. GOV.UK's preparing to sell page lists title deeds, planning permission and building regulations certificates, window certificates, warranties and similar documents, and electrical checks. Flat and leasehold owners need extra information.
A solicitor or conveyancer. GOV.UK lists this as a step in every sale. Citizens Advice says conveyancing has no set scale of fees, so get quotes. Selling privately avoids agent commission, but you pay for conveyancing either way.
Seller forms. Your conveyancer will normally ask you to complete property information forms. The HomeOwners Alliance says the seller signs to confirm the answers are true and complete, and that misleading answers can lead to a compensation claim after completion. Answer carefully and say when you do not know.
Fittings and contents. GOV.UK says the contract must state which fixtures and fittings are included. Draw up a list before you advertise.
Proof of who you are. GOV.UK says you will need to prove your identity and address to your agent, solicitor or conveyancer. Without an agent, expect your solicitor or conveyancer to ask, so have photo ID and proof of address ready. GOV.UK also lists estate agency businesses among those HMRC supervises under the money laundering regulations, so agents have their own checking duties.

Part 4 of 8

Finding buyers is the hard part

Property portals are where most buyers look. Rightmove told Property Industry Eye in November 2022: "Rightmove does not allow sellers to list directly." It said all sellers must go through an estate agent to advertise there. That was the position when it was reported, so check Rightmove and Zoopla for their current rules.

In practice that leaves three ways to reach portal buyers: use an online or hybrid agent, pay a listing service that is itself a portal member, or advertise by other means such as a board, local advertising and word of mouth. Citizens Advice suggests giving a phone number rather than the address in an advert.

Part 5 of 8

Negotiating and offers

Citizens Advice says it is normal for a buyer to offer a lower price, and that you can pick any buyer, not just the highest bidder. You do not have to take the first offer, and you should not be rushed.

GOV.UK says an offer is not legally binding in England and Wales until contracts are exchanged, so a buyer can pull out and so can you. Keep details of other interested buyers in case the first one drops out. If you ever use an agent, GOV.UK says buyers must make offers through them.

Part 6 of 8

The risks to weigh

Slower sale. With fewer ways to reach buyers, you may wait longer.
Pricing mistakes. Without an agent's local view, you rely on sold prices. Our sold prices pages help, and so does how to find out how much your house is worth.
Your time and safety. You handle viewings, calls and negotiation. Tell someone when you have a viewing at home.
Fraud. GOV.UK says to check you are speaking to the person or business you think it is, and to transfer money only to the correct bank account.
No agent to lean on. If you sell yourself, you are your own agent. If a sale goes wrong, there is no agent whose service you can complain about.

Part 7 of 8

An honest cost comparison

We do not quote a typical saving, because it depends on your price and your agent. Here is what the sources say:

Cost	With an agent	Selling yourself
Agent commission	Citizens Advice gives a range from less than 1% to 3.5% of the sale price, and asks you to check whether VAT and advertising are included	None
Conveyancing	Paid by you	Paid by you
EPC	Paid by you	Paid by you
Marketing and photos	Often part of the service, but check	Your own cost and time

If you want the maths for an agent fee on your own price, read estate agent fees in the UK. Our cost of selling guide walks through the other costs.

Part 8 of 8

Which route should you pick?

If your home is in good condition in a popular area and you are not in a rush, selling yourself can save commission. If the date matters, or the property is hard to sell, compare an auction or cash offer on price and speed. The sale method comparison tool lets you do that for your own price.

This page is general information, not legal advice. For your own sale, speak to a conveyancing solicitor.

Our take

Price it properly before you skip the agent

Selling yourself saves commission, but you take on the marketing and the negotiation, and finding buyers is the hard part. We think the price is where a private sale is won or lost, so get a grounded range before you list anywhere.

Your Property Check provides that range for free. Our house value tool uses real HM Land Registry sold prices in your postcode, with the comparable sales and the working shown. Our free sale method comparison then lays the routes side by side.

Check my value

Our opinion, drawn from the facts on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.

Questions, answered

Frequently asked questions

Can I sell my house without an estate agent?

Yes. GOV.UK says you can sell your home yourself or use an online, high street or hybrid estate agent. You still need an energy certificate, a solicitor or conveyancer, and to prove your identity.

How do I sell my house privately in the UK?

Price it from sold prices, get an EPC, gather your paperwork and instruct a conveyancer. Then find buyers, negotiate, and let your solicitor handle the legal transfer. Nothing is binding until contracts are exchanged.

Can I put my house on Rightmove without an estate agent?

Rightmove said in November 2022 that it does not allow sellers to list directly and that sellers must go through an estate agent. Check its current rules. An online or hybrid agent can list for you.

Do I need a solicitor if I sell without an estate agent?

Yes. GOV.UK lists choosing a solicitor or conveyancer as a step in every sale, because they do the legal work of transferring ownership. Selling privately avoids agent commission, but not conveyancing costs.

How much can I save by selling without an estate agent?

It depends on your price and the agent's rate. Citizens Advice gives agent commission as ranging from less than 1% to 3.5% of the sale price. You still pay for conveyancing and an EPC either way.

Do I still need an EPC to sell privately?

Yes. GOV.UK says you must order an EPC for potential buyers before you market your property, and you can be fined if you do not have one when you need it. An EPC is valid for 10 years.

Where this comes from

Sources

Last reviewed 29 October 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.