If you want to sell your house fast, the open market is not built for it. A normal sale takes four to six months, depends on a buyer who depends on a mortgage, and around a third of agreed sales fall through at least once before completion.
We are cash house buyers. We buy the property ourselves — there is no chain above us, no mortgage application to fail, and no third party who can change their mind. That is what makes a quick house sale possible, and it is the whole of the difference.
We buy houses across London and the Home Counties, in any condition, whatever the reason you need to sell. If you have been searching for companies that buy houses for cash, or you simply want to sell my house for cash without the months of uncertainty, that is exactly what we do.
Want to know what we would pay for your house?
Tell us the postcode and we will come back with a cash offer. No obligation, and nobody will pressure you.
Most house buying companies will not put a number on their website. We will: we typically offer 15–20% below market value — about 80–85% of what your house would fetch on the open market given enough time.
You are not giving that up for nothing. You are buying certainty and removing costs:
- No estate agent fees — typically 1–3% plus VAT
- £1,500 towards your legal fees
- No chain, no viewings, no waiting
- No months of mortgage, council tax and insurance while it sits on the market
- No renegotiation on survey for something we could already see
Your postcode and a few details, online or on the phone. Nothing to sign, nothing to pay, and no one will hound you afterwards.
From sold comparable evidence — what similar houses nearby actually sold for, not what they were advertised at. Then an independent agent or surveyor validates it, at our expense.
We view every house in person before committing. It is also your chance to meet us. We would rather you sold your home to someone you have met.
Typically 15–20% below market value, with £1,500 towards your legal fees and nothing deducted. We never offer money up front, and we would be wary of anyone who does.
Yours or one we recommend — the £1,500 applies either way. This is where sales slow down, which is why we suggest firms used to moving at this pace.
Exchanging fixes the price. Completion is on your date — the same day if you need the money now, or months later if you need time to find somewhere.
Ready for a figure?
Two minutes to tell us about the house, and we will do the rest.
People ask us to buy their house quickly for all sorts of reasons. The common thread is that a date matters more than the last 15%.
- A sale that has fallen through — a chain collapsed and a purchase you do not want to lose
- The house is not selling — months on the market, viewings that go nowhere
- Probate — an inherited house with costs running while the estate is settled
- Divorce or separation — where a clean, quick split matters more than the maximum price
- Repossession — where a sale can settle the debt and protect what is left
- Relocating — a job or a move with a fixed date
- A house that needs work — and no appetite to do it before selling
- Tenanted property — with tenants in situ if that suits
None of these need explaining to us, and none of them change the offer. We are not going to price you down because you are in a hurry.
“Sell my house as is” is one of the things people most often want to know, and the answer is yes. We buy:
- Terraced, semi-detached and detached houses
- Houses needing full refurbishment — damp, dated, structurally tired
- Houses that will not attract mortgage lending as they stand
- Houses with tenants in place
- Freehold and leasehold — and flats, including short leases
You do not need to decorate, clear it out or fix anything. We price what we see, and what we see is what we buy.
| Route | Price | Time | Fees | Certainty |
|---|---|---|---|---|
| Estate agent | Full market value | 4–6 months typical | 1–3% + VAT plus legal | Low — chains collapse |
| Auction | Often below market | ~1 month after the sale | Entry fee plus 2–3% | No guarantee it sells |
| Cash house buyer | 15–20% below market | A date you choose | None — we pay £1,500 of your legal fees | Highest — no chain, no mortgage |
The agent wins on price. We win on speed and certainty. Which matters more is genuinely your call, and if you have not had two or three agents value the house yet, do that first — you cannot judge any offer without knowing the number it is a discount from.
The detailed comparison, or the options for selling without an agent.
The honest arithmetic, on a house worth £400,000 on the open market:
| Route | Price | Costs | You receive |
|---|---|---|---|
| Sell through an estate agent | £400,000 | −£6,000 agent fee −£1,200 legal −£4,000 mortgage, council tax and bills over ~5 months | £388,800, in 5–6 months, if nothing falls through |
| Sell your house for cash to us | £328,000 | Nothing — and we pay £1,500 of your legal costs | £328,000, on a date you choose |
About £60,000 between them. That is the real price of certainty, and we are not going to dress it up as anything else. If you have the time and the house is in good order, an agent will serve you better and we will tell you so.
What the £60,000 buys is a fixed date, no chain, no viewings, no fees, and no risk of being back at the start in month four.
Worth knowing, because most house buying companies will not tell you. We are not middlemen and we do not pass your details to a panel of investors — we buy the property ourselves, with our own money.
What happens next depends on the house. Some we refurbish and sell on. Some we keep and let. Some form part of a larger development. That is where our margin comes from, and it is why we can pay cash and complete on your timetable when a mortgaged buyer cannot.
It also means we are not squeamish about condition. A house that needs work is not a problem to us; it is the ordinary case.
See what your house is worth to us
A cash offer, an independent valuation at our expense, and no obligation either way.
A normal house sale has four places it can break: the buyer's mortgage, the survey, the chain, and the buyer simply changing their mind. Roughly a third of agreed sales collapse at least once, usually after months of waiting.
We remove all four. There is no mortgage because we buy with cash. There is no chain because we are the end of it. We have already seen the condition, so the survey holds no surprises. And we do not change our minds — if we have made you an offer, we mean it.
What can still slow things is the legal work, which is why we suggest solicitors who are used to this pace, and why we cover £1,500 of the cost either way.
Exchange can happen quickly once the solicitors have what they need. Completion is then on whatever date you choose — the same day, 28 days, or several months later if that suits you better. You are not forced to move at our pace.
Typically 15–20% below open-market value, so around 80–85% of it. We publish that rather than making you extract it over the phone. The full explanation is here.
Broadly yes. We buy houses that need work, houses that have been on the market for months, and houses a mortgage buyer would struggle with. We price the condition when we view, so we are not going to renegotiate later over something we could already see.
None. No estate agent fees, no arrangement fees, nothing deducted at completion — and we pay up to £1,500 towards your legal costs.
No. Use your own or one we recommend; the £1,500 applies either way. We suggest ours only because the commonest cause of a slow sale is a slow solicitor.
Never. We would be wary of any buyer who does — it is how a seller ends up committed before the price is settled. You get the full amount on completion.
Yes, always, before we commit. It is also your chance to meet us and ask anything.
Almost certainly, and we would rather say so. What it costs you is four to six months, their fee, and the risk of the sale collapsing. Here is the comparison.
That is one of the commonest reasons people call us. A house that has sat on the market, or lost a buyer late on, is exactly the situation a cash purchase is for.
London and the Home Counties. See the areas, or just ask — our patch changes.
No. Nothing to sign to get a figure, no exclusivity period, and no charge if you decide against it.
We are 5JE London Limited, company number 15891621, with over 35 years in property across several companies. Three things worth asking any house buying company: do they publish what they pay, will they meet you in person, and do they ask for money up front. Ours are 15–20%, yes, and never.
Get a cash offer for your house
Tell us where it is and we will come back to you. No fees, no obligation, and a completion date of your choosing.