Sell a house full of belongings fast — we clear it, you don't have to.
Hoarded, cluttered, or simply left with a lifetime of contents and nobody with the energy to deal with it. We buy the house exactly as it stands, belongings and all, and we clear it ourselves. No judgement, no skips, no sorting first — anywhere in England.
Clear, then sell via an agent
As it stands, to us
It isn't the house that's the problem. It's everything inside it.
Whether it's years of hoarding, the contents of a house after a bereavement, or a family home nobody has the heart or the time to empty, the result is the same: an estate agent can't photograph it, a valuer can't measure it, a surveyor may not be able to inspect it, and buyers can't picture it. Clearing it is a big job, usually landing on one person at the worst possible time. A cash buyer who takes it as it stands removes the whole step.
The house can't be shown or inspected
Blocked rooms, stacked furniture and no clear floor space make photography, viewings and a mortgage surveyor's inspection difficult or impossible. Buyers walk away from what they can't see.
Clearing costs money and time
A clearance firm, skips, a deep clean and often repairs once the floors and walls are visible. For a full house that can run to thousands and take weeks before the sale can even start.
Nobody has the energy to start
Emotionally and physically, the task can be overwhelming, particularly after a loss or when relatives live far away. The house sits there costing money while the decision is put off.
Damage the contents have hidden
Damp, leaks, pests and neglected repairs are often only visible once things are moved. Buyers and lenders price in the unknown, so the offer on the open market drops.
We take the house as it is, contents included. You don't clear a thing.
Selling a house full of belongings to us is a normal sale, with the clearance on our side of the table. Here's what happens to each piece, so you know exactly what you're agreeing to before we make an offer.
The contents
Take whatever the family wants, whether that's photographs, papers, jewellery or furniture, and leave the rest. We arrange and pay for the clearance after completion.
The condition
Damp, damage, a dated kitchen or a house nobody has seen the floor of in years. We buy it as it is, and the cost of putting it right is priced into the offer, not billed to you.
Your privacy
We deal with the property discreetly. We don't need to turn up with a crowd of viewers, and we don't judge. We've seen houses in every state and we treat the people involved with respect.
The inspection
We arrange a short visit to assess the house, and we work around what's there. You don't need to make a path through it or tidy up beforehand.
The date
Completion on a date that suits you, often within a couple of weeks. If you need longer to find a few important things first, tell us.
The solicitors
We instruct and pay for solicitors on our side and cover yours, so there are no legal fees to find. If the house is part of an estate, your probate solicitor can stay in charge of the estate.
From first message to completion, without lifting a box
The same four steps we use for every purchase, with a visit that works around the contents.
Tell us about the house and what's in it
Postcode, type, and an honest idea of how full it is. A few photos help but aren't essential. The form takes a minute; WhatsApp works too.
Get a firm cash offer
We assess the house and the likely cost of clearing and repairs, and come back with a figure you can rely on — usually within the hour. No obligation.
We visit and instruct
A short, discreet visit, then solicitors instructed and paid by us. You take whatever matters to the family at your own pace.
Complete
The money lands on a date that suits you and the house is ours to clear. Typically 14 days from acceptance.
What helps us make an offer
- The address and a few photos, if you're comfortable sharing
- How full it is: a few rooms, most rooms or all of them
- Whether the owner is living there, has died or has moved
- Any known damage, damp, leaks or pests
- Whether probate or a power of attorney is involved
- Who needs to agree to the sale
- Any mortgage or equity release on the property
- The date you'd like to complete by
Clear first vs. sell as it stands: a typical full three-bed semi
Take a 3-bed semi worth £160,000 once cleared, packed with decades of belongings and needing about £6,000 of clearance and repairs — the kind of house we're asked about every week in Lincoln, Carlisle and Grimsby. The family live a long way away and nobody has the time to deal with it.
| 3-bed semi, full of contents | Clear, repair and list | Sell as it stands to us |
|---|---|---|
| Time before it can be marketed | 4–8 weeks to clear, clean and repair, longer for heavy hoarding | None — offer the day you ask |
| Sale price | £152,000 (95% of the cleared value, after a survey chip) | £126,280 cash offer (fixed) |
| Clearance & repairs | −£6,000 (estimated; heavy hoarding often costs far more) | £0 |
| Agent, conveyancing & EPC | −£6,140 | £0 — we pay both sides' solicitors |
| Insurance, heating, council tax & utilities | −£3,000 (about 5 months) | −£150 (14 days) |
| Your time and effort | Weeks of sorting, skips, cleaners and viewings | None — take what matters and leave the rest |
| Chance it falls through | Roughly 1 in 4 once it's on the market | None — no chain, no lender |
| Time to money | 6–9 months, if it completes first time | About 14 days |
| Net in your pocket | ≈ £136,860 | ≈ £126,130 |
Worked example, not a valuation. Clearing and listing can leave you with more — here by roughly £10,700 — if the clearance comes in on budget, no serious damage is found and the sale completes first time. It also means weeks of effort, a larger bill if the house is worse than it looks, and a one-in-four risk of collapse. If you can't face the job, can't afford the delay, or can't be sure what the contents are hiding, selling as it stands buys you a date and a certain number. Your own figures are in the comparator at the top of the page.
The towns where we buy full and neglected houses most often
Long-owned family homes, often unmodernised, where the next buyer needs a mortgage and a surveyor who can see the house. Each page below has the local detail: what a house there is worth and how the market behaves.
Somewhere else? We buy full and hoarded houses anywhere in England. Start from the county: Cumbria · Lincolnshire · or just send the postcode.
Selling a house full of belongings: where to start when it feels like too much
If you're searching for how to sell a hoarded house, or how to sell a house full of belongings, you're probably carrying more than the practical problem. It might be a parent's home, a relative who has struggled for years, or a house you've been avoiding since a funeral. Whichever it is, you don't have to empty it before you can sell it, and you don't have to do it all at once.
Be honest about how full it is
Buyers and valuers work from what they're told. If the house is heavily hoarded, say so up front. A cash buyer prices in the clearance either way, and an honest description gets you a figure you can rely on, rather than one that drops after a visit. If you aren't sure, a few photos or a short video of each room is enough for a first offer.
Take what matters first
Before any sale, make sure the things that matter are safe: photographs, legal papers, jewellery, cash, keepsakes and anything with sentimental value. Hoarded houses often hide important documents and valuables in unexpected places, so go through bags and boxes with care before they're removed. If the house belongs to an estate, the executor should keep an inventory of anything of value.
Check who has the authority to sell
Who can sell depends on the situation. If the owner has died, the executor needs the grant of probate; our probate house page covers that. If the owner is alive but can't manage their own affairs, a lasting power of attorney or a court order may be needed. If the owner is alive and has capacity, the decision is theirs, and pressing them rarely helps. If you're unsure, take advice from a solicitor before you agree anything.
If the house is a risk to the people in it
Heavy clutter can be a fire, fall and health risk. If you're worried about someone living in a hoarded house, their GP or your local council's adult social care team can point to support, and many local fire services offer home fire safety visits. A sale can be part of the solution but it isn't a substitute for support, and a sensitive conversation with the person usually goes better than an ultimatum.
Why cash makes it easier
A mortgage lender needs the house inspected and valued, and a surveyor who can't get into the rooms can't do either. A cash buyer for a hoarded house doesn't need a lender's survey, so none of that applies: we can take a house that can't be photographed, a clutter-filled estate property or a house nobody has touched for years, and still complete in a fortnight.
What it's worth
Honestly: less than the same house cleared and tidy. We're buying a house whose contents, condition and hidden problems are unknown, and taking on the clearance, the cleaning and the risk. Our offers on full and hoarded houses usually land at around 70–82% of the cleared value, depending on how full it is, with every fee paid by us. Against that, clearing first costs money and weeks, and still leaves a one-in-four chance the buyer's lender backs out — which is why the net figures in the comparator at the top of this page are closer than the headline percentages suggest. If you'd like to see the same maths for your own house, ask for a figure; it takes a minute and costs nothing.