Letting & Estate Agent Podcast Do you know how much it costs to put a house on the market? - Ep. 2485
Mar 2, 2026
Matt and Neil Baldock, Chelmsford-based estate agency pros who advise firms on numbers and conversion rates. They unpack why many agents miscalculate conversions, overlook fall-throughs and hidden sale costs, and ignore small overheads that accumulate. They explain the need to know your true cost-to-sell and set a minimum fee to protect profit.
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Conversion Rates Often Mask Reality
- Agents routinely overstate conversion rates by ignoring valuations that never list or list much later.
- Matt and Neil show that counting only valuations that appeared on the market hides the 80% of visits that never convert, skewing decisions.
Listed Properties Still Fall Through
- Many agents assume every listed property sells, but there is a hidden mid-list fall-through rate they ignore.
- Matt and Neil found this oversight plus untracked costs means firms often think they break even when they actually lose money.
Cost Of Sale Includes Many Small Hidden Items
- Cost of sale extends beyond office overhead to photography, sales progression, phone systems and micro overheads.
- The Baldocks stress that these small recurring items add up and are often omitted from profit calculations.