Rightmove has vowed to fight a landmark £1.5 billion legal action brought on behalf of thousands of estate agents, setting the stage for one of the most significant competition battles the UK property industry has ever seen.
Sister title Property Soup reports that the Competition Appeal Tribunal has now scheduled a two-day hearing for November 2 and 3 to determine whether the case can proceed as a full collective action.
If the Tribunal grants a Collective Proceedings Order, the claim could move towards a full trial and potentially open the door to compensation claims from estate agents across Britain.
The action is being led by former Competition and Markets Authority panel member Jeremy Newman, who alleges that Rightmove abused its dominant position in the online property portal market by charging excessive and unfair subscription fees to estate agents and housebuilders.
COURT FILINGS
The case has rapidly escalated in scale since it first emerged in late 2025.
Originally estimated at around £1bn, the claim has now swelled to £1.5bn, with more than 250 estate agencies understood to have expressed support or interest in joining the action. At the centre of the dispute is Rightmove’s dominance over the UK portal market.
According to court filings and company disclosures referenced by claimants, more than 80% of all consumer time spent on UK property portals is spent on Rightmove.
The portal has also consistently delivered some of the highest profit margins in the FTSE 100, reportedly around 70% in recent years.
Critics argue that estate agents have become effectively dependent on the platform in order to compete for instructions and buyer enquiries, particularly as the wider housing market has slowed and operating costs have increased.
Despite the growing legal pressure, Rightmove has responded defiantly.
RIGHTMOVE RESPONSE
A Rightmove spokesperson said: “Rightmove is confident in the value we provide to our partners and consumers, who are at the core of our business solutions and digital platform.
“Rightmove is confident in the value we provide to our partners and consumers, who are at the core of our business solutions and digital platform.
“As one of the most efficient parts of the UK housing market, we help people across the UK to move home by bringing buyers, sellers, renters, landlords and agents together.
“Our platform continues to provide a growing range of constantly evolving products and features which facilitate market transparency, liquidity and confidence. This claim is without merit, and we will defend it vigorously.”
DEFINING TEST
The legal action comes at a particularly sensitive time for the portal sector. Rising regulatory scrutiny, rapid AI investment, mounting pressure on agency profitability and growing competition concerns are all reshaping the PropTech landscape.
While some analysts have questioned whether claimants will ultimately succeed, others believe the case could become a defining test of how dominant digital marketplace platforms operate within the UK economy.
