How much of your commission goes to Rightmove.

Rightmove does not publish a price list, but it does publish what agents pay on average. In its results for the first half of 2026 it reported average revenue per agency advertiser of £1,636 a month, worked out as revenue from agency advertisers each month divided by the number of advertisers that month. Over a year that is £19,632.

Set that against what one sale earns. HM Land Registry’s UK House Price Index put the average UK price at £273,000 in July 2026. At an illustrative fee of 1% plus VAT, one average sale earns the agency £2,730 before VAT. So:

• Each month, the average Rightmove bill is about 60% of one average sale’s fee.
• Each year, it takes a little over seven average sales (19,632 divided by 2,730 is 7.2) just to pay Rightmove.
• At a fee of 1.5%, one sale earns £4,095 and the year’s bill takes about 4.8 sales.

Two cautions before you use the number. First, £1,636 is an average across all 16,591 agency branches Rightmove had at 30 June 2026, independents and large groups together. Rightmove does not publish what independents pay separately, and your invoice may sit well above or below it. Second, the Rightmove bill is a sales figure only if you treat it as one: a branch that also lets property earns letting fees from the same listing spend.

The share of commission is simple arithmetic, and your own figures beat any national average:

1. Take your Rightmove invoices for the last twelve months, including every product bought above your package threshold, and divide by twelve.
2. Take the sales fees you earned in the same twelve months, completed sales only, before VAT, and divide by twelve.
3. Divide the first by the second. That is the share of your sales commission going to Rightmove.

If you do not have the figures to hand, here is the same sum at the UK average price, a 1% fee and Rightmove’s £1,636 average. Only the number of sales changes.

The table shows why the same invoice feels so different from one office to the next. A busy branch barely notices it; a new or small one can be handing over a quarter of its sales commission or more. If you are setting up an agency, our guide to what it costs to start an estate agency covers the months when the portal bill arrives before the sales do.

Rightmove’s average is one national figure, but the fee on each sale follows local prices. Here is how many sales a year at 1% the average £19,632 bill takes, using HM Land Registry’s average prices for July 2026.

Northern Ireland’s figure is for the second quarter of 2026, the latest the index gives. Fees vary by area too, and an agency in a lower priced patch may charge a higher percentage, so treat this as the shape of the problem rather than your answer. For your own town, our local pages for agencies give the average sale over the year from HM Land Registry’s figures and what one instruction is worth at the same illustrative 1%.

Your fee on a sale moves with house prices. Rightmove’s average moves with its prices and products. In the first half of 2026 its average revenue per agency advertiser was £1,636, up £116 or 8% on £1,520 a year earlier. Over the year to July 2026, HM Land Registry’s average UK price rose 1.4%. On those figures, the same branch selling the same number of homes at the same fee gave Rightmove a bigger share of its commission this year than last.

Rightmove’s own explanation is that the growth is mostly agents buying more: its results say average products per agency branch rose 14% in a year, that agents “continue to choose to spend beyond package thresholds”, and that 36% of independent agents were on its top package, Optimiser Edge, at 30 June 2026. It also says it kept 96% of its estate agency partners in the half and expects average revenue per advertiser, across agents and new homes developers together, to grow by £110 to £120 over 2026 as a whole.

The figure you may have seen quoted, 7.2% of commission on average and up to 13.5% in Glasgow, comes from an analysis by The Property DriveBuy reported by Property Industry Eye on 13 November 2025. It used a Rightmove average of £1,524 a month, an average fee of 1.4% and an average of 5.4 sales a month per branch. Those last two are the analysis’s own assumptions, and they matter: run the same sum at 1% or at three sales a month and the share is far higher. It is a fair illustration, not a measurement of your branch.

Agents’ frustration has also reached the courts. Rightmove’s results say an application to bring a class action against it was filed with the Competition Appeal Tribunal in April 2026, seeking damages of up to £1.56 billion, with a hearing on whether it can proceed scheduled for November 2026. Rightmove says it considers the claim to be without merit and will defend it vigorously. Nothing about your contract changes while that runs.

Leaving Rightmove is a decision about your whole buyer pipeline, and for most sales agencies it is not the first lever. These are:

• Measure what each pound buys. Divide a year’s Rightmove spend by the instructions that began with a Rightmove lead, counted in your CRM. Rightmove says its valuation product contributed to about 50% more unique valuation leads to agents in the first half of 2026; whether any of those became your instructions is the only figure that matters.
• Price the extras separately. Products above your package threshold are where the average has grown. Ask which ones produced instructions last year and drop the rest at the next notice date. What to ask at renewal is set out in our guide to which portals to pay for.
• Win more instructions directly. Every vendor who books a valuation from your own website, after searching your name or your area, is one the portal did not introduce. Those instructions lower the share without touching the invoice, because they raise the commission line underneath it.

That last one is our work: bespoke websites for estate agencies that turn vendor visits into booked valuations, for one agency per patch, and the website is yours. What an agency website costs sets out the ways to buy one and what each costs, and our prices are on the pricing page. In our view the useful comparison is with the portal: one extra completed sale a month at the UK average price and a 1% fee earns £32,760 a year, more than the average Rightmove bill of £19,632.

• Rightmove plc: Half year results for the six months ended 30 June 2026 (RNS)
• HM Land Registry: UK House Price Index summary, July 2026
• Property Industry Eye: Rightmove's fees account for up to 13.5% of an estate agency's sales commission, analysis (13 November 2025)

More guides for agency owners are on the guides page.