Estate agents accuse Rightmove of charging excessive fees

Estate agents have raised serious concerns about the fees charged by Rightmove, describing them as “unsustainable” due to significant increases in recent years. This frustration has culminated in a class action lawsuit spearheaded by accountant Jeremy Newman, representing potentially hundreds of estate agents. The claim, for just under £1.5 billion in damages, accuses Rightmove of abusing its dominant position within the online property portal market.

The legal action, filed in the Competition Appeal Tribunal, alleges that Rightmove has imposed unfair and excessive subscription fees on thousands of estate agents and new home developers. Newman, a former panel member of the Competition and Markets Authority, notes that many agents have seen fees escalate despite little enhancement in services, all while contending with stagnant property prices. “Estate agents are having to employ fewer people because they can’t afford them alongside their fees to Rightmove,” Newman explained. This reduction in staffing, he adds, negatively impacts the effectiveness of estate agents’ services.

Rightmove, meanwhile, has dismissed the claim as “without merit” and affirmed its intention to defend itself robustly. The company points to its consistent profit margin of around 70%, placing it among the most profitable entities on the FTSE 100. It also highlights its control over approximately 80% of online property portal viewing time, arguing that it provides substantial value to both partners and consumers. Although Newman acknowledges Rightmove’s important role in the property market, he criticizes its exploitation of its market power, stating, “Rightmove is exploiting a self-evident dominant market position, and are charging too much for it.”

Several estate agents shared their experiences with the BBC, revealing that Rightmove’s fees have increased sharply, often more steeply than those of other platforms, despite being the main source of leads. For example, Alisa Zotimova, founder of AZ Real Estate in London, says her fees have “more than doubled” over seven years, a rise she describes as “unsustainable.” She expressed frustration over feeling pressured to maintain a Rightmove presence due to client expectations, warning that high fees could reduce the number of smaller agents able to compete, ultimately limiting consumer choice. Similarly, Chris, who runs two estate agencies in Northamptonshire, reported paying over £5,000 a month for basic advertising—a cost equivalent to employing two full-time staff—adding that the burden often trickles down to clients. Conversely, Andy Keogh, an estate agent from the Midlands, believes the platform offers value for money and notes that despite an upcoming fee increase, most of his leads still come from Rightmove

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