Free tool
Estate agent vs auction vs cash buyer calculator
Faster isn't always cheaper and cheaper isn't always faster. Compare the routes in pounds and weeks.
Check recent prices near you
Real sold prices in England and Wales; area averages in Scotland and Northern Ireland.
| Route | Scenario price | Fees | Holding cost | Net | Assumed time | Fall-through risk |
|---|---|---|---|---|---|---|
| Estate agent | £242,500 | £5,100 | £4,500 | £232,900 | ~5 mo | Chain / finance risk |
| Traditional auction | £225,000 | £9,600 | £1,800 | £213,600 | ~2 mo | Low once hammer falls |
| Modern auction | £220,000 | £2,100 | £2,700 | £215,200 | ~3 mo | Moderate |
| Cash buyer | £200,000 | £0 | £900 | £199,100 | ~1 mo | Low with reputable buyer |
Illustrative scenarios only, not measured market averages. Check both buyer and seller auction fees; offers and timescales vary widely.
Official house-price context
Official market figures are awaiting a successful import. No national average is used as your property's value.
Monthly UK House Price Index figures provide area-wide context—not a valuation, comparable sale or cash-offer prediction. Releases lag and may be revised; local property type and condition matter.
HM Land Registry / ONS — UK House Price Index ↗Contains public sector information licensed under the Open Government Licence v3.0. Weekly checks only change figures when a validated release or revision is available.
Sources & review
Last reviewed:
All prices, fees, holding periods and risk labels are illustrative assumptions, not property statistics. Agent: 97% of value, 1.2% + VAT and £1,500, 5 months. Traditional auction: 90%, 3% plus £2,100, 2 months. Modern auction: 88%, £2,100, 3 months. Cash: 80%, no seller fees, 1 month. Actual terms vary; buyer auction fees can affect bids. Net excludes mortgage repayment and tax. Nearby price check: England and Wales show HM Land Registry sold records from the last two years (no size or condition data; recent sales may be missing). Scotland and Northern Ireland show council-area UK HPI averages across all property types, because individual sold prices there aren't openly published. Neither is a valuation.
- GOV.UK — How to sell a home
England and Wales: selling costs, paperwork, leasehold information, valuations, chains and legally binding exchange (sections 2–7, 16–17 and 21–22).
- CMA / OFT — Quick house sales investigation
Historical investigation (2013–14): quick-sale firms usually buy at a discount; undertakings address misleading offers, price reductions and completion promises. This is not a current market-price or speed survey.
- HM Land Registry — Price Paid Data
Records residential sales in England and Wales lodged for registration, including price, date, postcode, property type, tenure and new-build status. Only standard (category A) sales are shown here.
- UK House Price Index — local areas
Monthly mix-adjusted average prices for Scottish council areas and Northern Ireland districts, used where individual sold prices aren't openly published.
- ONS Postcode Directory (via postcodes.io)
Open data used only to find which country and council area a postcode is in.
Review dates record our source check, not the date a rule took effect. Rules can change; check the linked guidance before acting. Legal processes differ across the UK.