Top questions people REALLY want to ask estate agents?

Let’s start with the big question: Will the property market go down in 2025/26 and is now a good time to sell? 

We are in what agents call a ‘static market’ it’s neither a boom or a bust, growth is modest, this is a market driven not by exuberance, but by realism. Arguably this is the most stable market to be in, making it an excellent time to buy, and equally a really stable time to sell, its all of course relative if you are buying and selling.  

Most credible forecasts, including those from Nationwide and the Homeowner’s Alliance predict average price growth of around 2–4% for 2025. For many homeowners, it means the value of your home may rise just enough to offset inflation.  

 Should I sell before I buy? 

Yes, if you need the cash from your current home to fund your next purchase. Many buyers who still have a property to sell start booking viewings on homes they’re interested in, but the reality is that’s the wrong way around. You really need to have your property on the market and ideally be sale agreed, before making an offer on another home if you’re relying on the proceeds from your sale. 

Do estate agents all do the same thing?  

We’re not all the same when it comes to service levels and experience. However, the basic process of how sales and lettings agents operate should be broadly similar. 

In brief (though not exhaustively), all agents should: prepare accurate marketing particulars; ensure all necessary checks and certifications are in place; advertise the property on major web portals with Rightmove being by far the most significant; match the property to their active register of buyers; conduct viewings; handle offer negotiations; carry out KYC (Know Your Customer) and AML (Anti-Money Laundering) checks; verify proof of funds and mortgage agreements in principle; and, once a sale is agreed and both solicitors are instructed, progress the transaction through to completion. 

Should you pay an estate agent upfront?  

My advice? Don’t do it, even if it appears cheaper. Upfront payment models are typically used by online agencies, and they almost always mean you’ll have to pay whether your property actually sells. 

What’s worse is that these agents have already been paid, so they’re not truly incentivised to push your property or secure the best possible price. In what other situation would you pay someone in full before knowing if they’ll deliver the job? 

If you do pay upfront and your property doesn’t sell, you’ll then need to instruct a traditional estate agent and pay them on completion as usual, effectively paying two fees. Buy cheap, buy twice, as the saying goes. 

It’s worth mentioning that most traditional agents may charge a small upfront fee for an optional professional photography pack and an EPC (Energy Performance Certificate) if required. This small upfront cost simply covers external expenses, such as the photographer’s bill, in case you decide to withdraw after listing. The rest of their fee are typically no sale, no fee.  

How Do Agents Value Houses? 

It’s a common question and one that every seller wonders before booking a valuation. The truth is that a good agent usually has a solid idea of your property’s value before we even step through the door because we’ve already done our homework.  

We’ll have looked at comparable properties, homes in your area that are either currently on the market or have recently sold to understand what similar properties are achieving in real terms. Most agents will bring these comparable reports to the valuation to show you exactly how your home stacks up. 

Location is always the starting point. We usually look within about a quarter of a mile radius, as this gives us a realistic pricing bracket based on recent local activity. From there, we drill down into what truly makes your property comparable to others, that’s where property size (the internal square footage) comes in. External space, such as garden size and overall plot size is also taken into account, though it tends to have a smaller influence unless it’s significantly larger or smaller than nearby homes. 

Once we’ve established those basics, the next factor is condition. This is what helps us decide where your property sits in the location pricing bracket. Two homes might be the same size and on the same street, but if one has been newly renovated while the other needs updating, the difference in value can be substantial. 

Finally, there are the unique features the touches that give your home its individual appeal. Whether it’s a stunning view, a period fireplace, original Minton tiled floors, a larger garden, or even a great home office setup, these elements can add a premium to your valuation, as long as they fit within the area’s pricing range. 

In short, valuing a property is part science, part experience. The data gives us the framework, but professional judgment, knowing the local market, understanding buyer behaviour, and recognising what truly adds value and this is what makes the difference between a good valuation and a great one.