Cost of Selling a House UK
The total cost of selling a house in the UK averages £5,000–£10,000 on a £300,000 property. The biggest costs are estate agent fees (£3,600–£6,480), conveyancing (£800–£1,400), EPC (£60–£120) and potential mortgage exit fees (£50–£300).
Total Selling Cost = Estate Agent Fee + Conveyancing + EPC + Mortgage Exit Fee + Early Repayment Charge + Pre-Sale Improvements
Selling your house involves more costs than most people expect. While you don’t pay stamp duty when selling (that’s the buyer’s responsibility), estate agent fees, solicitor costs and various other charges can add up to a significant sum.
Our selling cost calculator gives you a complete picture of what you’ll pay to sell your property in 2026, helping you work out exactly how much you’ll walk away with after all fees are deducted from the sale price.
What This Means
Your estimated selling costs are deducted from the sale price to determine your net proceeds. Most costs are payable on completion and are handled by your solicitor, who deducts them from the sale proceeds before transferring the balance to you. The EPC and any pre-sale improvements are payable before or during the marketing period.
Complete Breakdown of Selling Costs (2026)
Here is every cost you may encounter when selling a house in the UK, based on a £300,000 sale:
| Cost | Typical Range | On £300,000 Sale | When Payable |
|---|---|---|---|
| Estate Agent Fees (sole agency, 1.2–1.8% + VAT) | 1.44–2.16% of sale price | £4,320–£6,480 | On completion |
| Conveyancing (solicitor fees) | £800–£1,400 | £800–£1,400 | On completion |
| EPC Certificate | £60–£120 | £60–£120 | Before marketing |
| Mortgage Exit/Administration Fee | £50–£300 | £50–£300 | On completion |
| Early Repayment Charge | 1–5% of mortgage balance | £0–£10,000+ | On completion (if applicable) |
| Pre-Sale Repairs/Improvements | £500–£3,000 | £500–£3,000 | Before marketing |
| Capital Gains Tax | 18% or 24% | Varies | Via self-assessment (if applicable) |
Typical total (excluding ERC and CGT): £5,500–£8,500 on a £300,000 sale with a high street agent.
Estate Agent Fees: Your Biggest Selling Cost
Estate agent fees are by far the largest cost of selling. Here’s how different options compare on various property values:
| Sale Price | High Street (1.4% + VAT) | Hybrid Agent (£1,499 fixed) | Online Agent (£999 fixed) | Saving (Online vs High Street) |
|---|---|---|---|---|
| £200,000 | £3,360 | £1,499 | £999 | £2,361 |
| £300,000 | £5,040 | £1,499 | £999 | £4,041 |
| £400,000 | £6,720 | £1,499 | £999 | £5,721 |
| £500,000 | £8,400 | £1,499 | £999 | £7,401 |
| £750,000 | £12,600 | £1,499 | £999 | £11,601 |
The savings from using an online agent are substantial, especially on higher-value properties. However, consider the trade-offs: online agents typically don’t conduct viewings, their local market knowledge may be limited, and fees are often payable upfront regardless of whether the property sells.
Seller Conveyancing Costs
Selling conveyancing is generally simpler (and cheaper) than buying conveyancing because fewer searches are required. Your solicitor’s role when selling includes:
- Preparing the contract pack: Drafting the contract of sale, completing property information forms (TA6, TA10) and gathering title documents.
- Responding to buyer’s enquiries: Answering questions raised by the buyer’s solicitor about the property.
- Managing the exchange and completion: Coordinating exchange of contracts and the legal transfer of ownership.
- Redeeming the mortgage: Obtaining a redemption statement from your lender and arranging repayment on completion.
- Distributing proceeds: After deducting all costs (mortgage, agent fees, their own fee), transferring the balance to your bank account.
Typical seller conveyancing costs: £800–£1,400 including VAT and disbursements. If selling a leasehold property, expect an additional £100–£250 for the leasehold supplement.
EPC Certificate: Legal Requirement for Sellers
An Energy Performance Certificate (EPC) is legally required before you can market your property for sale. Key facts:
- Cost: £60–£120 depending on property size and location.
- Validity: EPCs are valid for 10 years. If you have a valid one from a previous sale or rental, you can reuse it.
- Rating: Properties are rated A (most efficient) to G (least efficient). The average UK home is rated D.
- Legal requirement: You must have a valid EPC before the property is marketed. Estate agents cannot legally advertise your property without one.
- Impact on sale: A higher EPC rating can positively influence buyers. Properties rated E or below may concern buyers about future energy costs and potential lending restrictions.
- Proposed changes: The government has proposed that rental properties must achieve a minimum C rating by 2028. While this doesn’t directly affect sales, it’s relevant for buy-to-let investors purchasing your property.
Mortgage Exit Fees and Early Repayment Charges
If you have a mortgage on the property you’re selling, you may face additional charges:
- Mortgage exit fee (deeds release fee): Most lenders charge £50–£300 to close your mortgage account and release the title deeds. This is unavoidable.
- Early repayment charge (ERC): If you’re still within a fixed-rate, discount or tracker period, you’ll pay an ERC of 1–5% of the outstanding balance. On a £200,000 mortgage, that’s £2,000–£10,000. Check your mortgage terms carefully.
- Timing tip: If your fixed rate is due to end within a few months, it may be worth timing your sale to complete after the fixed period ends to avoid the ERC. Even a few days can make a huge financial difference.
- Porting: Some mortgages can be ‘ported’ (transferred) to your new property, potentially avoiding the ERC. Ask your lender about this option if you’re buying another property.
Your solicitor will obtain a mortgage redemption statement showing exactly how much you owe, including any exit fees, and arrange repayment on completion.