Landlord selling up: with tenants in, or a portfolio in one go.
Tax changes, tenancy reform and higher rates have a lot of landlords leaving. A cash buyer can take the property with the tenants still in it, or several properties at once, without months of voids.
Selling with tenants in place
An agent sale usually means evicting the tenants first (months of notice, a void, and lost rent) because most owner-occupier buyers want vacant possession. Investor cash buyers often prefer a tenant in place: income from day one. You keep the rent until completion, the tenants keep their home, and the sale can happen in weeks. The price reflects the yield and the tenancy; a good tenant on a fair rent is an asset.
Selling several at once
Portfolio buyers take three, ten or thirty properties in a single transaction, at a portfolio price. Slower than a single house (more titles, more paperwork) but far quicker than selling them one at a time through agents, and you are not left with the hardest ones at the end.
The tax
Capital gains tax on the gain since you bought, at 18% or 24%, reported and paid within 60 days of completion. Spreading sales across tax years uses more than one annual exemption; selling everything in one go does not. An accountant should look at the timing before you accept any offer, whoever the buyer is.
What buyers want to see
- Tenancy agreements, deposit protection, rent records and any arrears.
- Gas safety, EICR, EPC (E or better), licences where required.
- For flats: leases, service charge accounts, any Section 20 works planned.
- Any notices served or disputes with tenants.
Alternatives
If the reason is the mortgage rather than the property, a remortgage may fix it: our sister site Buy to Let Remortgages matches landlords with specialist brokers. If it is one difficult property in an otherwise good portfolio, selling that one to a cash buyer and keeping the rest is often the better move.
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
Can I sell a house with tenants in it?
Yes, to an investor buyer. The tenancy continues with the new landlord; the tenants do not have to leave.
Will I get less with tenants in?
From an owner-occupier, yes, which is why they usually will not buy. From an investor, a good tenancy can support the price. It depends on the rent, the tenant and the local market.
When is capital gains tax due?
Within 60 days of completion, with a return to HMRC. Get the figures ready before you exchange.
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.