Selling a property with tenants still in it is a different game to selling one with vacant possession, and it catches a lot of landlords out. The first decision isn't how to market it — it's whether to sell with the tenant in situ or get the property empty first, and that decision affects everything else: your buyer pool, your timescale, and your price. Most owner-occupiers buying on a mortgage won't touch a tenanted property, because most residential mortgage lenders won't lend against one. That rules out a big chunk of the open market straight away. If you go that route, you're generally looking at ending the tenancy first (which takes time, and needs doing properly — get advice before serving any notice), then selling with vacant possession once it's empty. If you don't want to wait, or the property works well as a rental, the natural buyer is another landlord or a property investor — someone who wants the tenant and the income, not an empty house. This is usually the faster route, and it avoids the risk and cost of a void period between tenancies. Auction is also worth considering if you want a fixed timeline and a transparent process, particularly for a property that's straightforward to value. The right route depends on the tenant, the tenancy type, how much time pressure you're under, and what the property would actually achieve vacant versus tenanted. We'll give you a straight answer on which makes sense for you — including telling you if selling with the tenant in place will cost you more than it's worth. Get in touch and we'll talk you through it.