At a glance
| Route | What you typically get | How long | Certainty | Suits |
|---|---|---|---|---|
| Estate agent | 95–100% of value, minus 1–1.5% fee plus VAT | 3 to 6 months, often longer | Low. About a third of sales fall through | No hurry, house in good order |
| Auction | 80–95%, minus 2–3% commission and entry fee | 6 to 10 weeks to a fixed date | High once the hammer falls | Unusual or tired properties, a fixed deadline |
| Cash buyer | 75–85% of value, no fees to you | 7 to 28 days | High with a genuine, funded buyer | Speed matters more than the last 15–20% |
| Bridging loan | Keep 100% of the value; borrow against it for a few months | Loan in 1 to 3 weeks | You still have to sell later | A chain gap, or time to sell properly |
A £250,000 house, worked through
| Estate agent | Auction | Cash buyer | |
|---|---|---|---|
| Sale price | £242,500 (3% under asking) | £215,000 (86%) | £200,000 (80%) |
| Agent or auctioneer fees | £3,600 (1.2% inc VAT) | £6,500 (2.5% + entry fee) | £0 |
| Your legal fees | £1,500 | £1,500 (plus legal pack) | £0 (buyer pays) |
| Months to completion | 5 | 2.5 | 1 |
| Mortgage and bills while waiting (£1,100 a month) | £5,500 | £2,750 | £1,100 |
| Net to you | £231,900 | £204,250 | £198,900 |
| Risk of fall-through | About 1 in 3 | Very low after the hammer | Very low with a funded buyer |
The agent wins by about £33,000 if it works first time. If the first sale collapses at month four and the second takes another five months, the agent route drops by roughly £9,000 of holding costs and the gap narrows, but it is still the best money for anyone who can wait. The cash buyer wins on certainty and speed, and it is the only route for a property that will not mortgage.
When each one is right
- Estate agent: you have three to six months and the house is saleable. Most people, most of the time.
- Auction: you need a fixed date within two to three months and can accept some price risk; or the property is unusual, tired or has title issues that put mortgage buyers off. Modern "online" auctions with conditional sales are slower and less certain than traditional ones; ask which you are being offered.
- Cash buyer: speed or certainty matters more than 15% to 25% of the price; the property will not get a mortgage; you need a completion date you control.
- Bridging: the problem is timing, not the house. You keep the value, borrow against it for a few months, and sell properly. It costs interest and fees and it must be repaid; on your own home it is a regulated loan. Bridging guide.
The honest test
Ask yourself what six months of waiting would actually cost you, in money and in everything else. If the answer is "not much", sell through an agent. If the answer is a lost purchase, a repossession, a job abroad, or a house you cannot bear to keep, a cash buyer or a bridge is a rational choice, and the discount is the price of solving the problem.
A note on the numbers. Percentages, timescales and costs on this site describe what is typical in the UK quick-sale market in 2026. They are not offers. Any offer comes from the buyer we introduce you to, after they have assessed the property, and it is theirs alone. Take independent legal advice before you exchange contracts on any sale.
Common questions
Is an auction faster than a cash buyer?
No. An auction takes six to ten weeks to the sale date plus completion, usually four weeks after. A funded cash buyer can complete inside a month.
Can I use a cash buyer and keep the house on the market?
Yes, until you accept an offer. Some sellers get a cash figure as a floor and let the agent try to beat it for a few weeks. Just do not sign anything with the cash buyer that stops you.
What is a 'modern method of auction'?
An online conditional auction where the winning bidder pays a reservation fee and has 28 to 56 days to exchange. Slower and less certain than a traditional auction, and the buyer's fee tends to depress bids. Ask which kind you are being offered.
Need to sell fast? Find out what a cash buyer would offer.
Two minutes about the property. A vetted cash buyer calls you back with a genuine figure, usually within one working day. Free, no obligation, and you can walk away at any point.