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.
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