A key court hearing date has been set in a £1.5 billion (A$2.9 billion) class action against Rightmove, as UK estate agents allege the property portal has charged excessive and unfair subscription fees by abusing a dominant position in the online listings market.
The Competition Appeal Tribunal will hear the case on 2–3 November, in a certification hearing that will determine whether the claim can proceed as a collective action on behalf of thousands of estate agents and developers.
The claim, led by former Competition and Markets Authority panel member Jeremy Newman, alleges Rightmove has “abused a dominant position” in the UK property portal market by imposing rising subscription fees over time.
According to the BBC, the legal action claims agents and developers have been charged “excessive and unfair subscription fees” for years, during which many say costs have increased sharply while services have remained largely unchanged.
Mr Newman said the pressure on estate agents is already affecting staffing and operations.
“Estate agents are having to employ fewer people because they can’t afford them alongside their fees to Rightmove.”
He also said the case is not about removing the platform from the market, but about pricing power.
“Rightmove is exploiting a self-evident dominant market position, and are charging too much for it.”
Agents describe “unsustainable” fee increases
Estate agents interviewed by the BBC reported significant increases in costs, with some saying fees have more than doubled in recent years.
Alisa Zotimova, founder of AZ Real Estate in London, described the increases as “unsustainable” despite gradual rises over time: “You don’t have to sign up but it feels like I’m pushed into a bit of a corner with my customers expecting me to use it.”
She also warned that rising costs could reduce competition across the sector.
“For buyers, sellers, tenants and landlords there will be higher fees, less choice of agents if smaller ones can’t compete.”
A Northamptonshire estate agent told the BBC he now pays more than £5,000 per month, describing the cost as equivalent to “two full-time members of staff salaries per month.”
“When you’re trying to run and operate a small business and a particular company has complete control of that business, is a challenge.”
Rightmove rejects allegations
Rightmove has strongly rejected the claims, telling the BBC the case is, “without merit, and we will defend it vigorously.”
The company says it provides “access and brand exposure to the UK’s largest and most engaged home-moving audience” and continues to invest in its platform and services.
The Tribunal has ordered Rightmove to file its response by 27 July, with the claimant reply due by 25 September, ahead of the November certification hearing.
The claim covers subscription fees paid between April 2020 and April 2026, with total damages estimated at just under £1.5 billion (around A$2.9 billion).