Why Emoov Is Leaving Rightmove

An open explanation from Nick Neale, Director of Emoov

From 1 November 2026, Emoov properties will no longer be advertised on Rightmove. We have decided not to accept Rightmove's renewal terms, and I want to explain why, and what it means for the people who sell and let with us.

What happens now for existing vendors and landlords

Emoov listings will come off Rightmove as their current Rightmove advertising period ends, and no Emoov properties will appear on Rightmove after 31 October. Every listing will stay on Zoopla, OnTheMarket and the Emoov website throughout, and our properties will continue to be marketed there, with the same team handling enquiries, viewings, offers and sale progression.

If you have paid for Rightmove advertising that runs beyond 31 October, we will refund the unused portion in proportion. Monthly Rightmove subscriptions due to renew in October will not renew, and no further subscription payments will be taken. We are contacting every customer with a live listing. You do not need to do anything to receive a refund.

Why we made the decision.

Emoov is a family business, and I have been a Rightmove customer through our estate agency businesses for more than twenty years, so this was not a decision we took lightly. As Emoov has grown, our Rightmove costs have grown with it, and we accepted that as fair. The renewal we were offered has made the use of Rightmove unviable, a service that we could not sustain without significantly raising the fees we charge homeowners and landlords.

We explained this to Rightmove and, having considered their position, Rightmove confirmed that they would not change. That is their decision to make, and we have made ours.

Why we will not simply raise our fees

The easiest option would have been to accept the renewal and build the extra cost into every Emoov package. We do not think that would be right. Our aim has always been to give sellers and landlords effective national marketing at a fair and transparent price, and affordable estate agency should not depend on what one advertising platform chooses to charge.

Our packages will no longer include Rightmove. Rather than asking customers to pay more to cover a rising portal bill, we are passing the saving on. Package adjusted pricing will launch alongside our new website, which we have been developing for the past eight months to make selling and letting with Emoov simpler and clearer. We look forward to sharing it with you.

Is Rightmove needed?

Describing any single portal as necessary oversimplifies how people look for homes. Serious buyers and tenants rarely rely on one source, because doing so could mean missing:

• Properties listed exclusively or early on OnTheMarket
• Homes marketed by agents who do not use their preferred portal
• Listings found through Google or social media
• Opportunities circulated through an agent's own applicant list

Most buyers and tenants care whether a home is suitable, affordable and available, not which website introduced them to it. Zoopla and OnTheMarket are both established national portals with significant property stock and large audiences of active buyers and tenants. Zoopla receives 9 million monthly unique users, with 1 million homeowners using Zoopla exclusively. While OntheMarket has reported being the UK’s fastest growing property portal since its acquisition by CoStar Group. Both have supported our national online model.

What actually sells a property

Being on Rightmove has never guaranteed that an overpriced property will sell, and not being on Rightmove does not stop a well-priced, well-marketed property from finding a buyer. No portal can persuade a buyer to pay more than they believe a home is worth.

When sellers ask us how to get the best result, our answer is not simply to put the property on as many websites as possible. It is to price it correctly, present it professionally and promote it effectively, then pay attention to what buyers are telling you and be ready to respond.

That is where we would rather put our resources: helping customers launch at a sensible price, making sure every property is presented with good photography, floorplans and accurate descriptions, passing on enquiries promptly, and supporting sellers and landlords all the way from the first viewing to completion.

If you are thinking of selling or letting

We would rather be upfront. Many of our vendor’s already choose to cancel their subscriptions and continue on the other portals due to the Rightmove cost, so increasing that cost further did not make sense. If appearing on Rightmove is a requirement for you, Emoov may no longer be the right agent for you, and we would rather you knew that before instructing us. If what matters most is getting the fundamentals right at a fair price, we would be glad to help.

Looking ahead

This is not a decision against property portals. They play an important part in how homes are marketed, and they deserve to be paid fairly for the value they provide. If Rightmove introduces an arrangement suited to national online agents in the future, we would be glad to talk.

In the meantime, our focus is on our customers. If you have any questions about your property, please contact us on 0345 561 0050 or info@emoov.co.uk.

Nick Neale

Director

Emoov