A £1.5bn legal action against Rightmove reaches a crucial stage this morning, when judges will consider whether thousands of estate agents and housebuilders can automatically join the claim.
The Competition Appeal Tribunal (CAT) will decide whether the collective action can proceed on an opt-out basis.
The claim alleges that Rightmove abused its dominant position in the online property portal market by charging estate agents excessive and unfair subscription fees.
If the tribunal approves the opt-out approach, eligible businesses will automatically form part of the proceedings unless they choose to leave.
However, today’s hearing will not determine whether Rightmove breached competition law or owes compensation.
Thousands of agents could benefit
Jeremy Newman, a former Competition and Markets Authority (CMA) panel member, is leading the £1.5bn claim.
The action covers estate agents and new home developers that paid Rightmove subscription fees between 1 April 2020 and 1 April 2026.
Newman argues that smaller agencies would struggle to pursue individual claims because of the financial risks and legal costs.
He said: “We look forward to making the case that this claim should proceed on an opt-out basis.
“Any alternative would be a serious obstacle for small and medium-sized businesses, and few (if any) can justify the time, cost and risk of bringing a claim alone, or of joining an opt-in claim.
“The result would be fewer businesses compensated and higher legal costs. That helps only Rightmove.”
Tribunal decision could shape next stage
The hearing represents a major procedural test for the claim.
An opt-out ruling would allow the action to continue on behalf of eligible businesses without requiring each agency to register individually.
The claimants point to several other collective action cases in which the CAT rejected arguments for opt-in proceedings during 2026.
These include cases involving Microsoft, Apple and Google.
However, the tribunal will assess the Rightmove application on its own merits.
The hearing follows years of complaints from estate agents about Rightmove’s subscription charges.
Despite repeated calls for regulatory intervention, the claimants say no individual estate agency has pursued its own legal action against the portal.
Hearing scheduled for today
The tribunal will begin proceedings at 10.30am today, with an additional day available if necessary.
The CAT will livestream the hearing through its website.
Estate agents and new home developers that paid Rightmove subscription fees during the relevant period can find more information at:
https://rightmovefeesclaim.com/register/
Law firm Scott+Scott UK is representing Newman in the proceedings.
The claim remains at a preliminary stage, and the tribunal has not ruled on the allegations against Rightmove.
