Selling in Cheadle? Let’s Have an Honest Conversation About Fees.

Over the past few months, one topic keeps coming up at valuations across Cheadle. Fees.

More specifically “Another agent has offered to do it for 0.75%.” and I completely understand why that catches people’s attention.

If you’re selling a £400,000 home, the difference between 0.75% and 1% is roughly £1,000. In isolation, that feels like sensible money to save.

But here’s the question!

If the strategy is slightly wrong, and your property ends up reducing by £10,000 after sitting on the market for 10–12 weeks… was that £1,000 really a saving?

That’s not exaggeration. It’s simple arithmetic.

What’s Actually Happening Locally

There’s a growing emphasis locally on winning instructions quickly — sometimes by competing heavily on fee. On the surface, that feels like good news for sellers, but listing a property is not the same as selling it.

In this market, the first six to eight weeks are critical. That’s when:

• Buyer interest is strongest

• Your property feels fresh

• Momentum is created

• Offers are most competitive

If the price is just slightly too optimistic, or the launch lacks urgency, a property can drift. Once it drifts, buyers sense it. And when buyers sense staleness, negotiations change. That’s when reductions begin.

Not because the house is bad, but because the initial positioning wasn’t quite right and that is the most important factor in the current climate. 

The Real Cost of “Saving” on Fees

Let’s look at the numbers clearly.

On a £400,000 home:

0.75% = £3,000
1% = £4,000

Difference: £1,000.

Now compare that with:

• A £10,000 price reduction

• Accepting a lower offer due to weak demand

• Or a sale falling through after months of uncertainty

The fee is visible - Lost value often isn’t. 

Until later, and by then, it’s irreversible.

Why Outcome Matters More Than Percentage

At Maurice Kilbride, we don’t compete to be the cheapest. We focus on outcome.

Independent property research company TwentyEA analysed performance locally and found that, on average, we achieve £10,389 more for sellers than other agents in the area. That isn’t our claim, it’s independently verified data.

It comes from:

• Strategic pricing at launch

• Creating urgency in the first 6–8 weeks

• Monitoring performance weekly

• Adjusting early when needed

• Actively managing progression right through to completion

And progression is critical. A “Sold” board means very little if the chain collapses three months later.

Our sale to completion rate sits around 90%, compared with a national average closer to two thirds. That difference can be the difference between moving once or starting again.

Different Models Suit Different Sellers

Low-fee agents aren’t “wrong.” They simply operate a different model, often built around higher volume. For some sellers, lowest fee will always be the priority.

But if your priority is:

• Protecting your sale price

• Avoiding unnecessary reductions

• Minimising fall-through risk

• And moving with confidence

Then strategy should drive the decision — not just percentage.

Because in this market, small miscalculations can cost far more than small fee differences.

If You’re Considering Selling

If you’re weighing up your options and would like an honest conversation about positioning, pricing and timing in today’s Cheadle market, we’re always happy to talk.

No pressure. No hard sell. Just clarity.

If lowest fee is your main priority, there are options locally that may suit you better - If protecting your outcome is your priority, we should talk.

Because the real cost isn’t the percentage you pay, it’s the value you might give away.

If you are planning a move in 2026, you can arrange a FREE marketing strategy meeting by calling Joe, Patrick or Maurice on 0161 428 3663, e-mail sales@mkiea.co.uk or book an appointment online Book a Free Marketing & Strategy Consultation