SmoothSale Property Calculator

What will you actually walk away with?

Use the calculator below to compare your real net proceeds from a traditional sale against a SmoothSale cash offer — after every cost, fee, and risk has been accounted for.

Select your situation:

Run the numbers

1 in 3

UK property sales fall through after acceptance

97p in £

average price actually achieved vs asking price

6–9 months

average time from listing to legal completion

The full picture

What the asking price doesn't tell you

Most sellers compare a cash offer against their asking price. That comparison omits three factors that change the number significantly.

1 in 3

UK property sales fall through

After a buyer has been found, an offer accepted, and weeks of legal work completed, 33% of UK sales collapse. The seller loses all time and costs to that point and must start again. SmoothSale's fall-through rate is zero — we are the buyer, so there is no chain, no mortgage dependency, and no survey conditions.

Source: NAEA Propertymark

97p in £

Average price actually achieved

UK sellers achieve around 97% of their asking price on average — not 100%. Sellers under pressure through divorce, probate, or financial difficulty typically accept 4 to 6% below asking, because buyers negotiate harder when they know the sale is motivated. The calculator applies realistic sale prices by situation.

Source: Rightmove / Zoopla market data

6–9 months

Average time from listing to completion

The UK average from listing to legal completion is 6 months under normal conditions, and closer to 9 months in complex situations such as probate or divorce. Every month carries holding costs that come directly out of your net proceeds: mortgage payments, council tax, utilities, and buildings insurance.

Source: HM Land Registry / Rightmove

Your situation

Every situation has a different cost of waiting

The calculator pre-fills with real figures for each scenario below. Select your situation to load the right defaults and see a comparison built around your actual costs.

Divorce or separation

£1,350 per month in joint liability costs

Joint mortgage liability continues for both parties until completion. Family court proceedings add an average of three months to the sale timeline. Buyers negotiate harder when they know a sale is legally motivated — the calculator defaults to a 5% discount on asking price.

Inherited property (probate)

Average 9 months from grant of probate to completion

Vacant inherited properties attract specialist unoccupied buildings insurance, full council tax in most local authority areas, and ongoing maintenance. The calculator models £350 per month for a vacant probate property and a realistic 5% discount on asking price.

Portfolio or landlord exit

£1,260 per month in rental income lost on £280,000

Every month your property sits unsold is rental income not received. At a 5.4% annual gross yield — the national average — that is £1,260 per month on a £280,000 property. The calculator updates this figure automatically as you change the market value.

Job or family relocation

Up to £1,400 per month in double-running costs

Maintaining your original property while covering rent or a second mortgage in your new location creates significant dual costs. The calculator models the net incremental cost — your ongoing outgoings plus accommodation in your new location.

Certainty

Certainty is worth something. Here is how much.

A traditional sale is not a guaranteed outcome — it is an optimistic starting point. The comparison below shows what you are actually choosing between.

Traditional sale

✕
33% chance of falling through One in three UK sales collapse after acceptance. All time and costs to that point are lost.
✕
Subject to buyer's mortgage A lender declining at the last stage is one of the most common causes of fall-throughs in the UK.
✕
Subject to survey Surveys can reduce agreed prices by thousands, or give a buyer grounds to withdraw entirely.
✕
Chain dependent Your sale can collapse because of a problem in someone else's chain — a party you have never met.
✕
6–9 months of uncertainty Until completion day, nothing is confirmed. Holding costs accumulate throughout the entire process.

VS

SmoothSale cash offer

✓
Zero fall-through risk SmoothSale is the buyer. There is no chain and no dependency on anyone else's mortgage or decision.
✓
No mortgage dependency We purchase with cash. No lender approval required. No last-minute withdrawal possible.
✓
No survey conditions We buy in any condition. Our assessment does not affect the agreed price after offer.
✓
No chain A direct transaction between you and SmoothSale. Nothing else can derail or delay it.
✓
Completion in 7 days From accepted offer to completion in as few as 7 days. You set the date.

Get my SmoothSale offer

No spam. No automated phone system. Just us.

SmoothSale is a registered member of the National Association of Property Buyers (NAPB) and regulated by The Property Ombudsman. You are protected throughout.

In their words

Speed and certainty — from people who needed both

“

★★★★★

We needed the property sold before the court date. SmoothSale gave us a figure, we agreed it, and it completed in eight days. No delays, no renegotiation, no drama.

M.H.

Divorce sale, West Midlands

“

★★★★★

The estate agent had it on for three months. Two buyers fell through. SmoothSale completed in less than two weeks. I wish I had called them first.

D.W.

Probate sale, Yorkshire

“

★★★★★

I was paying the mortgage on the old property and rent in Bristol at the same time. Getting it sold fast was worth far more than holding out for another few thousand on the price.

T.A.

Relocation sale, South East

Member of the National Association of Property Buyers

Regulated by The Property Ombudsman

ICO registered

Trading Standards approved

Questions

Your questions about the calculator

A SmoothSale cash offer is below market value — that is the trade-off for speed, certainty, and zero fees. The calculator shows the net-to-net comparison after all costs have been deducted from both routes. After agent fees, legal costs, and months of holding costs, the difference in actual net proceeds is typically far smaller than the headline gap suggests. In complex situations such as divorce or probate, it can be as low as 5%. Enable fall-through risk in the calculator to see the full probability-weighted picture.

UK sellers achieve an average of 97% of their asking price, not 100% (Rightmove / Zoopla data). Sellers under legal or financial pressure — divorce, probate, financial difficulty — typically accept 4 to 6% below asking price, because buyers negotiate harder when they know the sale is motivated. The calculator applies these situation-specific discounts by default. You can manually override any figure to reflect your own circumstances.

The 33% fall-through rate is the published UK industry figure from the National Association of Estate Agents (NAEA) Propertymark. It represents the proportion of agreed sales that collapse after acceptance but before completion — due to buyer mortgage issues, failed surveys, chain collapses, or withdrawal. When you enable fall-through risk in the calculator, your traditional sale figure shows the probability-weighted expected outcome rather than the best case.

No. There is no charge to receive a SmoothSale offer. We will assess your property, provide a cash offer, and if you accept, handle the legal process at our cost. You are under no obligation at any stage. We cover your legal fees on completion.

From accepted offer to completion in as few as 7 days. You set the completion date — if you need longer, we work to your timeline. In most cases, the process runs from initial enquiry to cash in your account in under three weeks.

Yes. SmoothSale is a registered member of the National Association of Property Buyers (NAPB) and regulated by The Property Ombudsman. We are also registered with the Information Commissioner's Office (ICO) and a member of Trading Standards. Full NAPB membership requires compliance with a strict code of practice designed to protect sellers throughout the cash purchase process.

Any condition. We buy properties regardless of their state — whether tenanted, vacant, in need of work, affected by subsidence, or with any legal complications. Condition does not affect whether we make an offer, though it may affect the offer amount. We will always be transparent about our valuation.

Still have a question?

Call 0808 169 4233 No spam. No automated phone system. Just us.

Property Sale Calculator

See exactly what you would walk away with

How much will you actually walk away with?

Ready to get your actual offer?

What will you actually walk away with?

What the asking price doesn't tell you

Every situation has a different cost of waiting

Certainty is worth something. Here is how much.

Speed and certainty — from people who needed both

Your questions about the calculator

See exactly what you would walk away with

How much will you actually walk away with?

Ready to get your actual offer?

Sell your house for cash to SmoothSale

Sell your house for cash to SmoothSale

What will you actually walk away with?

What the asking price doesn't tell you

Every situation has a different cost of waiting

Certainty is worth something. Here is how much.

Speed and certainty — from people who needed both

Your questions about the calculator