Side by side
| Factor | Estate agent | Auction | Cash buyer |
|---|---|---|---|
| Typical time to complete | Several months from listing | Around 4–8 weeks after the auction | As little as 2–4 weeks |
| Price | Full market value | Market-driven, often below agent sale for standard homes | Commonly 70%–85% of market value |
| Certainty | Buyer can pull out before exchange | Binding at the hammer (traditional auction) | High, but offers can be reduced late |
| Seller fees | Agent fee + conveyancing | Entry fee, commission + conveyancing | Often none, priced into the offer |
| Best suited to | Most homes | Unusual, run-down or hard-to-mortgage homes | Sellers who must move fast |
Figures are typical UK ranges, not quotes. Always check the contract you are offered.
When each one wins
Estate agent
- You can wait a few months
- The home is mortgageable and in fair condition
Auction
- The home needs work or is hard to value
- You want a binding sale on a fixed date
Cash buyer
- Speed matters more than price — repossession risk, a job move, probate costs
- You have checked the firm is a member of a redress scheme
Our take
A cash buyer's discount is the price of speed, and it is usually large. Ask an agent what a quick open-market sale at a realistic price would achieve first; it is often closer to the deadline you need than you expect.
Questions sellers ask
Are cash house buying companies regulated?
Companies buying property themselves are not estate agents, but many voluntarily join The Property Ombudsman or the National Association of Property Buyers. Check before agreeing anything.
Can an auction sale fall through?
At a traditional auction, contracts exchange when the hammer falls and the buyer pays a deposit, so withdrawal is rare and costly for them.
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