Cash offer vs
estate agent.
The honest comparison for your property. Adjust the inputs; the result updates live. All figures are illustrative — your real situation depends on your postcode, your lender, and your property's specifics.
Your inputs
Mortgage interest, council tax, insurance, utilities, maintenance
Comparison
- Market value
- £0
- Price erosion (0%)
- −£0
- Likely sale price
- £0
- Agent commission
- −£0
- Legal fees
- −£0
- Carrying costs
- −£0
- Net (no fall-through)
- £0
- Offer
- £0
- Agent commission
- £0
- Legal fees
- £0
- Carrying costs (2 wks)
- −£0
- Net
- £0
Price erosion. Properties that sit on the open market typically sell for less than their initial listing — a combination of seller-led asking-price reductions (around 8 weeks in), weaker negotiating position with late buyers, and occasional market drift. We model this at roughly 0.8% per month after the first 2 months, capped at 12%. A £1m property sitting for 6 months loses roughly £32k of likely sale price on this basis — sometimes more in practice.
Legal fees. Conveyancing scales with property value. We model them at 0.4% of market value, with a £1,500 floor and a £5,000 cap — reflecting typical 2026 UK solicitor fees for residential sales.
Everything else. Agent commission is (likely sale price × commission% × 1.2 for VAT). Cash-buyer net = market value × cash offer % − 14 days' carrying cost. Fall-through-adjusted net = (agent net × 0.75) + (restart scenario net × 0.25), assuming a restart adds 2 months of additional carrying costs and further price erosion.
Figures are illustrative. Your real outcome depends on your specific property, postcode, and circumstances. For a real written offer, start an enquiry with your postcode.
Calculator is illustrative.
Our offer isn't.
Share your postcode and a few details — we'll come back in 24 hours with a real written offer specific to your property, not a percentage of an estimate.