Selling process
Should I Sell My House for Cash?
Sell your house for cash if your priority is speed and certainty — a genuine cash buyer completes in 7-28 days with no chain, no mortgage risk and no fees, typically paying 75-85% of market value. It is the right choice for repossession, divorce, inherited property, relocation, a broken chain or a hard-to-sell home. It is the wrong choice if you have time to wait and need every last pound, where a traditional sale will net more.
What is your property worth?
Get genuine offers from checked & vetted buyers.
- 75–85%of market value
- 7–28days to complete
- £0fees — legals often paid
- 12–22%the discount for certainty
Should you sell your house for cash?
Five quick questions on your timescale, property and priorities — then a straight recommendation and the safe way to act.
How soon do you need to complete?
What matters most?
What is the property like?
Why are you selling?
How much do you want to skip viewings and chains?
Selling for cash looks right for you.
Your timescale and property point clearly to a cash sale — the discount buys a date you can rely on. Compare several vetted cash offers side by side so they compete, and check each for proof of funds, NAPB and TPO.
Compare cash offers →A cash sale could work — line it up against an agent.
You are between routes. Get a real valuation and a couple of genuine cash offers, then weigh the certain, faster figure against what a good agent might net you more slowly.
Get offers to compare →You may do better on the open market.
With time and a desirable home, an agent is likely to net you more than a cash sale — the 12–22% you give up is real money. Keep a vetted cash sale as a fallback for a broken chain. A free valuation is a sensible benchmark.
Get a free valuation →When a cash sale makes sense
A cash sale shines when certainty is worth more than the maximum price:
- Repossession — complete before the bailiffs and protect your equity.
- Divorce or separation — split the proceeds and move on cleanly.
- Inherited property you cannot maintain, insure or afford to hold.
- Relocation with a fixed start date.
- A broken chain that threatens your onward purchase.
- An unmortgageable or hard-to-sell home the open market keeps rejecting.
In all these cases the discount buys something genuinely valuable — a date you can rely on.
When to think twice
If you are not under time pressure and your home is in good, mortgageable condition in a steady market, a traditional sale will almost always net you more — the 12-22% you give up for speed is real money (on a £300,000 home, £36,000-£66,000). Be wary, too, of "cash buyers" who quote a strong figure then cut it just before completion; that tactic preys on sellers who have already committed. If price is your sole priority and you can wait, the open market is your friend.
How much you actually get
Here is the trade-off in numbers for a typical home, before factoring in saved fees:
| Market value | Cash offer (75-85%) | Discount | Agent fees saved (~1.2%+VAT) |
|---|---|---|---|
| £150,000 | £117,000-£132,000 | £18,000-£33,000 | ~£2,160 |
| £250,000 | £195,000-£220,000 | £30,000-£55,000 | ~£3,600 |
| £400,000 | £312,000-£352,000 | £48,000-£88,000 | ~£5,760 |
A genuine buyer also typically covers your legal fees. See how far below market value cash buyers pay for more.
How to get a fair cash offer
Protect yourself with five checks:
- Use a regulated buyer — an NAPB member, registered with The Property Ombudsman.
- Get the offer in writing, and confirm it is guaranteed, not survey-dependent.
- Check there are no fees and your legal costs are covered.
- Ask for proof of funds (see proof of funds).
- Compare two or three buyers so you can see whether an offer is genuinely competitive.
Comparison turns a cash sale from a gamble into an informed decision.
Cash sale vs the alternatives
Weigh cash against the other quick routes before deciding. Auction can achieve a competitive price on unusual properties but takes weeks and carries fees; a keenly-priced agency sale gets closest to market value but exposes you to chains and a longer timescale. If a guaranteed date is your single most important requirement, cash wins; if it is not, one of the others may serve you better. Read sell fast vs cash buyer to be sure you are dealing with genuine cash.
Don’t accept a lowball offer for your home
Compare genuine cash offers and investor options in minutes — free, no obligation, no fees.
Written & reviewed by Lisa Hayes, Founder
Lisa Hayes is the founder of Ready Steady Sell and an independent UK home-selling expert with over a decade helping homeowners weigh cash house buyers, property investors and the wider fast house-sale industry — without pressure or hidden fees. Every guide is reviewed for accuracy under our editorial standards.
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Frequently asked questions
Straight answers, no sales talk
How much less do you get selling for cash?
Typically 12-22% below market value — a genuine cash buyer pays around 75-85%. The discount buys speed, certainty and no fees, and the buyer usually covers your legal costs.
Is selling my house for cash safe?
Yes, with a regulated buyer. Check NAPB membership and Property Ombudsman registration, get the offer in writing, and ensure it will not be reduced before completion.
How fast can a cash sale complete?
As little as 7 days, and typically within 7-28 days, because there is no mortgage to arrange and no chain.
Why do cash buyers pay below market value?
They take on the cost of capital, refurbishment and resale time, buy in any condition, and guarantee a completion an open-market buyer cannot. The discount reflects that risk and service.
Can I get more than 85% of market value?
Sometimes — via an investor who plans to let rather than flip, or an assisted/managed sale. These edge closer to market value but take longer and carry more conditions.
Should I get more than one cash offer?
Yes. Comparing two or three regulated buyers is the most reliable way to confirm an offer is fair and to avoid accepting a low-ball figure.