Rightmove’s annual fee increases look set to outpace estate agents’ earnings growth for the third year in a row according to new analysis from Property DriveBuy.
The findings point to a widening gap between what agents earn per sale and what they pay to list homes on the UK’s largest property portal – a trend that is now becoming entrenched across the industry.
Property DriveBuy examined average house price movements over the past three years, the resulting changes in commission per sale, and how these compare with the portal’s annual fee uplifts.
Its previous research found that Rightmove charges can account for as much as 13.5% of an agent’s commission income, and the latest figures indicate the pressure on margins is continuing to intensify.
RISING COSTS
In 2022, the average agent earned £3,773 in commission per property sold, while paying Rightmove £1,314 per month.
In 2023, with house prices falling 1.7%, commission slipped by £63 per sale – yet the cost of advertising on the portal rose 8.9%, adding £117 to the monthly bill.
House prices stabilised in 2024, rising 1.3%, which boosted typical commission by £49 per sale.
“Rightmove implemented another above-inflation increase.”
But Rightmove implemented another above-inflation increase, adding £93 a month – a 6.5% rise that again outstripped agents’ income growth.
So far in 2025, average house prices have risen 2.6% to £271,531, pushing average commission to £3,856 – just £97 more than last year.
While Rightmove has yet to confirm its 2025 pricing, industry reports point to another increase, raising the prospect of agents’ gains being eroded for a third consecutive year.
AGENT WARNING
Steve Foreman (main picture, inset), Founder and CEO of Property DriveBuy, reckons that the pattern is now “clear”, warning that agents are being forced to absorb disproportionately higher costs while retaining less value from each sale.
He says: “We are now seeing a clear pattern emerge. Even in years where the housing market stabilises, the uplift in commission is minimal while portal fees continue to climb at a far faster pace.
“The result is shrinking margins for the very professionals who drive the market forward. Agents are being asked to do more, deliver more, and absorb more cost while the value they retain from each sale barely moves. It is no surprise so many agents are questioning whether the current portal model is fit for purpose.”
AGENTS SHOULD KEEP MORE
He adds: “Property DriveBuy is built on the opposite principle. We believe agents should keep more of what they earn, not hand over a growing share of it each year.
“That’s why our platform is completely free for agents to use until such time we can demonstrate the justification for introducing fees, allowing them to retain more of their income and reinvest in what truly matters: providing great service to clients and growing their businesses.”
