There’s no universal right answer to this question, it depends on your priorities, timeline, and the property itself. But there are common misconceptions on both sides. This guide gives you the honest comparison most estate agents don’t want you to see.
The estate agent route: pros and cons
Pros
- Maximum exposure via Rightmove and Zoopla
- Potential to achieve full market value
- Multiple competing offers in a hot market
Cons
- Average 4 to 6 months to completion
- 1 to 3% agency fee
- Fall-through rate of around 30%
- Intrusive viewings
- Chain dependency
- No secure sale
The cash buyer route: pros and cons
Pros
- Typically 2 to 6 weeks to completion
- Guaranteed purchase, no mortgage to fall through
- No viewings, no chain, no estate agent fees
- Seller chooses completion date
- Complete discretion
Cons
- Typically up to 80% of market value
- Less exposure to competing offers
💡 The real comparison: A £250,000 property sold via estate agent at full price, minus 2% agency fee, 6 months of mortgage and bills, and one fall-through delay, often nets less than a clean cash sale at 88% of value completed in three weeks.
When to choose a cash buyer
Cash buyers are the right choice when: you need to sell quickly (divorce, probate, financial difficulty, relocation), you’ve already tried the open market and found it frustrating, the property has structural issues that would put off mortgaged buyers, you’re a landlord who needs a discreet sale with tenants in situ, or you simply value certainty over holding out for maximum price.
When to choose an estate agent
Estate agents make more sense when: the property is in a prime location with strong demand, you’re not under time pressure, the property is in excellent condition and will photograph well, you’re willing to manage viewings and wait for the right buyer, and you have no chain pressure from the other end of your move.
Ready to take the next step?
Speak to the Bettermove team for free, personalised advice. No obligation, no pressure.