Compare agents by both fees and performance

The five figures that matter

1. Sale price divided by asking price: shows whether the agent prices realistically and negotiates effectively.
2. Average time on the market within the same neighbourhood and price bracket.
3. Number of transactions in your postal code area over the past twelve months.
4. Total price including VAT: commission plus set-up costs plus withdrawal fees.
5. Customer rating and recurring themes in the reviews.

What to do in three meetings

Invite three agencies to provide rental value or valuation advice. Ask each for three comparable transactions on a per-m² basis and the reasoning behind the proposed rent or purchase price. If one estimate differs significantly, the difference almost always lies in the comparables chosen or an optimistic yield requirement.

Contract points to record

• Duration of the instruction and notice period.
• Exclusivity: can you sell yourself or through another agency?
• Withdrawal fees if you stop without a sale.
• Exactly what the set-up costs cover (photography, floor plans, video, staging).
• Who conducts viewings and how often you receive feedback.

Differences by property type

For an industrial building, clear height, floor load capacity, loading docks and accessibility matter most. For office space, the energy rating, building services and parking provision requirements. For an investment property, rental value per m² of lettable floor area, the tenant's lease term and yield. So ask for an agency with demonstrable transactions in your segment, not a generalist with a commercial property sideline.