A £1.5 billion competition claim has been filed against UK property portal Rightmove in the Competition Appeal Tribunal (CAT), accusing the company of abusing its dominant position in the online property listings market by charging estate agents and developers excessive subscription fees.
The claim has been brought on behalf of thousands of UK estate agents and new home developers who rely on Rightmove’s platform to advertise properties to potential buyers and renters. The legal action alleges that the company’s market power has allowed it to impose unfair pricing on businesses that have little practical alternative if they want to reach the largest audience of property seekers.
The proceedings are being led by Jeremy Newman, a former panel member of the UK Competition and Markets Authority (CMA). Newman is acting as the proposed class representative for the affected businesses and is seeking compensation for subscription fees that agents claim they were forced to pay because of Rightmove’s dominant position.(EAT)
According to the claim, Rightmove has become an essential gateway between estate agents and property seekers in the UK. The platform connects buyers, sellers, renters, landlords and agents through its online listings service, making it a critical marketing channel for property professionals.
Lawyers bringing the case argue that this central role has enabled the company to charge excessive and unfair fees for listing properties. They claim that agents have effectively been locked into the platform because its scale and visibility make it extremely difficult to compete without appearing on the site.
Newman said the legal action follows strong engagement from agents across the country who have long been concerned about the company’s pricing practices.
“There has been an extremely encouraging response from estate agents since we announced this legal action,” Newman said. “The stories shared by businesses, both small and large, have confirmed long-held concerns in the market about Rightmove’s conduct.”
Rightmove was informed of the potential litigation in November 2025 when it received a pre-action letter outlining the claims. The company has now confirmed that it is aware of the filing of the application to commence collective proceedings in the CAT.
In a statement responding to the case, Rightmove said it strongly rejects the allegations and intends to defend the claim.
The company said it remains confident in the value it provides to both business partners and consumers. According to Rightmove, its digital platform plays an important role in improving transparency and efficiency in the UK housing market by connecting participants and facilitating property transactions.
Rightmove also emphasised that it continues to develop new products and features for agents and consumers, arguing that its services help support market liquidity and confidence.
Despite this defence, critics argue that the company’s market position gives estate agents limited negotiating power. The claim points to the company’s profitability as an indication of its pricing power, noting that Rightmove has reported profit margins of around 70 percent, among the highest in the FTSE 100.
The case is being funded by Innsworth Capital Limited and supported by a team of lawyers and economic experts, including Scott+Scott UK LLP.
The claim has been filed as a collective action in the Competition Appeal Tribunal, meaning that if the proceedings are certified, thousands of estate agents could be included in the case as part of a single group claim.
The tribunal will first decide whether the claim can proceed as collective proceedings before examining the substance of the allegations that Rightmove abused its dominant position in the UK property portal market.
