Full Breakdown
Estate Agents Launch Class Action Against Rightmove Over Fee Increases
4/1/2026, 9:35:59 PM
Overview of the Class Action
A group of estate agents, led by accountant Jeremy Newman, has initiated a class action against Rightmove, alleging that the online property portal has imposed "unsustainable" fees that have more than doubled in recent years. The claim, filed in the Competition Appeal Tribunal, seeks nearly £1.5 billion in damages, asserting that Rightmove has "abused a dominant position" in the property portal market. Rightmove has responded by stating that the claim is "without merit" and that it will defend itself vigorously.
Rising Costs and Market Impact
Newman claims that many estate agents have reported significant increases in subscription fees while receiving little change in service quality. He noted that these rising costs have forced agents to reduce staff, which in turn affects their service effectiveness. Evidence from five estate agents reviewed by the BBC indicates sharp fee increases, with many agents acknowledging that while Rightmove is significantly more expensive than competitors, it remains essential for generating leads.
Alisa Zotimova, founder of AZ Real Estate, reported that her fees have "more than doubled" over seven years, describing the situation as "unsustainable." She expressed concern that if smaller agents cannot afford these fees, it could lead to higher costs and reduced choices for buyers, sellers, tenants, and landlords.
Perspectives from Estate Agents
Chris, an estate agent in Northamptonshire, stated that he pays over £5,000 monthly for a basic membership, which he equates to the salaries of two full-time employees. He emphasized that these costs are ultimately passed on to clients, creating challenges for small businesses. Despite acknowledging Rightmove's dominance, he argued that pricing should not be dictated by a single company.
In contrast, Andy Keogh, another estate agent, believes that Rightmove offers "value for money," citing that 80% of his leads come from the platform. He noted that while competitors like Zoopla offer lower fees, agents who rely on Rightmove would struggle without it.
Official Statements and Responses
Rightmove maintains that it provides significant value to its partners and consumers, stating, "Our platform continues to provide a growing range of constantly evolving products and features which facilitate market transparency, liquidity, and confidence." The company asserts that agents have the option to choose whether to use its services, suggesting that those who are dissatisfied should consider alternatives.
Criticism and Opposition
Critics of Rightmove, including estate agents participating in the class action, argue that the company's pricing structure is exploitative given its market dominance. They contend that the rising fees are unsustainable and threaten the viability of smaller estate agencies, potentially leading to reduced competition in the housing market.
Conflicting Reports and Gaps
While many estate agents report rising fees, there is a divergence in opinions regarding the value of Rightmove's services. Some agents, like Keogh, defend the platform's pricing based on the leads generated, while others express frustration over the financial burden imposed by the fees. This discrepancy highlights the ongoing debate about the fairness of Rightmove's market practices.
What's Next
The class action against Rightmove is expected to unfold in the coming months, with potential implications for the online property market and the operational viability of smaller estate agents. The outcome may influence how property portals structure their pricing and services in the future.
