What will it cost to sell your house?
Every line a seller pays, on your own numbers — including the one most people forget. Change any figure; the defaults are typical 2026 UK guidance, not quotes.
Typically £700–£1,100 for a freehold sale, plus VAT. Leasehold adds the management pack.
A local move, from the same estimator our quote form uses.
Cleaning, mail redirection, a van for the last boxes.
Your mortgage (optional)
To see what you walk away with, and to include the charge sellers most often forget.
Applies if you leave a fixed deal early and are not porting it.
Cost of selling
£6,215
2.1% of the sale price
Estate agent 1.2% of £300,000 plus VAT | £4,320 |
Conveyancing (sale) Legal fee; disbursements on a sale are small | £900 |
Energy Performance Certificate Current EPC still valid — nothing to pay | £0 |
Removals 3 bedrooms, local move — typical £650–£940 | £795 |
Early repayment charge None entered — ask your lender if you are on a fixed deal | £0 |
The small stuff Cleaning, mail redirection, a van for the last boxes | £200 |
Selling costs only. If you are buying too, stamp duty, searches and the purchase conveyancing come on top.
Stamp duty on the purchaseCompare removal quotes Compare conveyancing quotesFrequently asked
Selling costs, explained
How much does it cost to sell a house in the UK?+
The estate agent's fee is usually the largest cost — commonly 1–1.5% of the price plus VAT on the high street, or a fixed fee of a few hundred pounds online — followed by conveyancing (typically £700–£1,100 for a freehold sale), removals, an Energy Performance Certificate if the old one has expired, and any early repayment charge on your mortgage. Put your own numbers in above; the total varies enormously with the price and the agent.
Does the seller pay stamp duty?+
No. Stamp duty (SDLT in England and Northern Ireland, LBTT in Scotland, LTT in Wales) is paid by the buyer on the property they are buying. If you are also buying, you will pay it on that purchase — use the stamp duty calculator for that side.
Is the estate agent's fee negotiable?+
Usually, yes. Ask what the percentage buys — photography, floor plan, viewings, negotiation — and whether a lower rate or a fixed fee is on offer, especially in a market where the property will sell itself. Check the tie-in period and the notice period in the agreement before you sign.
Do I need a new Energy Performance Certificate?+
Only if the existing one has expired. EPCs last ten years and are on a public register, so check before paying for another. It is a legal requirement to have one before the property is marketed.
What is an early repayment charge and will I pay one?+
A charge your lender makes if you repay a fixed or discounted mortgage before the deal ends, usually a percentage of the balance. If you are porting the mortgage to the new home, it may not apply. Ask your lender for the figure before you list — it can run to thousands and it is the cost sellers most often forget.
Will I pay capital gains tax when I sell?+
Not on a home that has been your only or main residence throughout, as a rule. A second home, a buy-to-let, or a property that was let out or used for business for part of the time can attract it. If any of those apply, speak to an accountant before you agree a sale.