Rightmove’s listing fees can account for as much as 13.5% of an estate agency’s average sales commission, according to new analysis – highlighting the growing cost pressures facing agents as they balance marketing spend with tighter profit margins in a slowing housing market.
The analysis found that while the proportion varies depending on branch size, location, and sales volume, Rightmove remains one of the largest costs for many estate agencies.
On average estate agents across Britain are paying 7.2% of their sales commission to Rightmove, with agents in Glasgow and Newcastle taking the biggest hit from the property portal market leader.
The Property DriveBuy, which carried out the research, compared the estimated average sales commission of an estate agent in Great Britain with the average monthly fee paid to advertise with Rightmove to see what proportion of their income agents are having to give to the portal giant.
With an average property price of £275,923, and an average agency fee of 1.4%, the average British agent is earning a commission of £3,918 per property sold. With the average branch selling 5.4 properties per month, this equates to a total monthly commission income of £21,158.
Meanwhile, the average revenue received by Rightmove for each advertiser, or agent, stands at £1,524. As such, agents in Britain are giving Rightmove 7.2% of their commission, with agents in some parts of the nation paying a significantly larger chunk of their income to the portal.
Agents in Glasgow are being hit the hardest. A low average house price of £190,165, and a low average fee of just 1.1% means the average monthly commission stands at £11,296. Rightmove’s fees, therefore, account for 13.5% of earnings.
It’s a similar story in Newcastle where agents are giving Rightmove 12.4% of monthly commission, followed by Liverpool (10.8%), Edinburgh (9.5%), Cardiff (8.7%), Manchester (8.7%), and Birmingham (8.7%).
London, however, is an outlier. An average property price of £565,567 creates an median monthly commission income of £51,919 for agents in the capital. As such, Rightmove’s fees account for just 2.9% of earnings, says The Property DriveBuy
Rightmove’s fees have long been a point of contention and frustration for Britain’s agents, and this is only exacerbated by the fact that the portal keeps increasing its demands. In 2022, the average annual Rightmove fee stood at £15,768 before rising to £17,172 in 2023. Then, 2024 saw a further increase of 6.5% to bring the average annual cost to £18,288.
Steve Foreman, founder and CEO of The Property DriveBuy, commented: “It’s clear from our research that many agents are paying a disproportionate share of their hard-earned commission to Rightmove, particularly in regions where property values and fees are lower. At a time when operating costs are already under pressure, this model feels increasingly unsustainable for independent agents.”
I’ve been banging this drum for years now, the day is coming when one big agent will ditch Right Move and the rest will follow. A small independent agent isn’t enough to make any difference to the pack following, it needs to be a national agent who is seen to make the jump. The fees are disgusting and the constant up selling is telling of the agenda Right Move have. Unfortunately, we as agents created the monster when On the Market was released with it’s one other portal rule, but all that’s happened is the monster has taken advantage of us all and continues to do so. The day is coming and I hope reading this makes you think about your position carefully before you pay off staff that cost less than your subscription fees!!!!
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The recent legal fight brewing should use this argument.
If an agent cannot leave a certain service due to a perceived customer expetation, or other agents will use this as a competitive advantage, then surely that is a form of monopolisation.
Where else have you seen such hatred from 90% of businesses but still they use it.
Must be some consumer protection for this ( consumer in this case are the agents )
Which? will chase a company down for charging a granny £13 too much for something,,but when its billions, they turn a blind eye. Uk is not business friendly
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We have too been trying to negotiate over 15 years with them. Rightmove don’t give a damn. And if you don’t pay up in time they will remove your properties.
Other Portals like Zoopla and On the market are happy to talk and work with the agent! BUT NOT RIGHTMOVE!
Found out after talking to someone who worked for Rightmove , apparently big corporate companies get a massive discount.
About time Rightmove also looked after us small independent agents that are all struggling to keep our own business running.
Hopefully one day…..
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It feels very much like us smaller companies are subsidising the corporates. The fees are appalling and there’s very little if any negotiation with them, it’s their way or no way. It needs a concerted effort by all agents
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also,, agents who have 20 properties pay the same as agents with 200 properties. Its a crazy , unfair set up.
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The current pricing structure between corporate and independent estate agents is deeply unfair. Large corporate agents are reportedly paying as little as £250 per branch each month, while many independent, family-run agents are paying in excess of £2,000. This clear disparity suggests that Rightmove’s model heavily favours the big players, leaving smaller agencies at a significant disadvantage.
If independent agents are forced to leave the platform, the larger corporates will inevitably move in to target their listings and take their business. In a marketplace where all agents—large or small—are competing for the same clients, Rightmove’s approach makes it increasingly difficult for smaller agencies to remain competitive.
What’s most disappointing is that this situation could have been challenged if the industry had shown greater unity. There have been several opportunities over the years for agents to come together and negotiate fairer terms, but that collective effort hasn’t materialised. Until agents stand together, the imbalance will continue—and the independent sector will keep paying the price.
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