Sale My House Calculator UK
Your net proceeds from selling a house = Sale Price – Outstanding Mortgage – Estate Agent Fees – Solicitor Fees – EPC – Mortgage Exit Fees – Early Repayment Charges. On a £300,000 sale with a £150,000 mortgage, you’d typically walk away with £140,000–£145,000.
Net Proceeds = Sale Price – Mortgage Balance – Agent Fees – Solicitor Fees – EPC – Mortgage Exit Fee – ERC – Other Costs
The question every seller really wants answered is: ‘How much will I actually walk away with?’ The sale price of your house is not what you’ll receive – estate agent fees, solicitor costs, mortgage repayment and various other charges are deducted before the remaining funds reach your bank account.
Our sale my house calculator works backwards from the sale price, deducting every cost to show you the exact net proceeds you can expect. This is the money you’ll have available for a deposit on your next property, or to put in the bank.
What This Means
Your net proceeds represent the money you’ll actually receive in your bank account after your solicitor has deducted all costs from the sale proceeds. This typically arrives on the day of completion, usually by late afternoon. If you’re buying another property simultaneously, the net proceeds are applied towards your new purchase, with any shortfall made up from your savings or new mortgage.
Net Proceeds Worked Example
Here’s a detailed example showing how net proceeds are calculated on a £300,000 sale with a £150,000 outstanding mortgage:
| Item | Amount | Running Total |
|---|---|---|
| Sale Price | £300,000 | £300,000 |
| Less: Outstanding Mortgage | –£150,000 | £150,000 |
| Less: Estate Agent Fee (1.4% + VAT) | –£5,040 | £144,960 |
| Less: Solicitor Fees (inc. VAT & disbursements) | –£1,100 | £143,860 |
| Less: EPC Certificate | –£80 | £143,780 |
| Less: Mortgage Exit Fee | –£150 | £143,630 |
| Less: Early Repayment Charge (if applicable) | –£0 | £143,630 |
| Net Proceeds | £143,630 |
In this example, the seller walks away with £143,630 from a £300,000 sale – approximately 47.9% of the sale price. The equity (sale price minus mortgage) is £150,000, but selling costs reduce this by £6,370 (4.2% of the equity).
Estimated Net Proceeds by Sale Price
Here are estimated net proceeds at different sale prices, assuming a 50% loan-to-value mortgage and a high street estate agent at 1.4% + VAT:
| Sale Price | Mortgage (50% LTV) | Agent Fee | Solicitor + Other | Net Proceeds | % of Sale Price |
|---|---|---|---|---|---|
| £150,000 | £75,000 | £2,520 | £1,200 | £71,280 | 47.5% |
| £200,000 | £100,000 | £3,360 | £1,300 | £95,340 | 47.7% |
| £250,000 | £125,000 | £4,200 | £1,400 | £119,400 | 47.8% |
| £300,000 | £150,000 | £5,040 | £1,500 | £143,460 | 47.8% |
| £400,000 | £200,000 | £6,720 | £1,600 | £191,680 | 47.9% |
| £500,000 | £250,000 | £8,400 | £1,800 | £239,800 | 48.0% |
Your actual net proceeds will differ based on your specific mortgage balance, choice of estate agent and any early repayment charges. Use our calculator above for a personalised estimate.
How to Maximise Your Net Proceeds
Every pound saved on selling costs is a pound more in your pocket. Here are the most impactful strategies:
- Reduce estate agent fees: Negotiate with high street agents (most will reduce from their asking rate), use an online agent (£699–£1,999 vs £3,000–£6,000+), or consider selling privately. This single decision can save £2,000–£5,000.
- Get competitive conveyancing quotes: Online conveyancers may charge 20–40% less than high street firms. Get at least 3 quotes and compare total costs including disbursements.
- Time your sale to avoid ERCs: If your fixed-rate mortgage ends within a few months, waiting could save 1–5% of your outstanding balance (£1,000–£10,000+).
- Maximise the sale price: Simple improvements like fresh paint, decluttering, professional photography and good staging can increase your sale price by 3–5% (£9,000–£15,000 on a £300,000 property) for a relatively small investment.
- Negotiate with your buyer: Don’t accept the first offer. Counter-offering and skillful negotiation by your agent can add thousands to the final sale price.
What Happens to Your Sale Proceeds
On completion day, your solicitor handles all financial transactions. Here’s how the money flows:
- Step 1: The buyer’s solicitor transfers the full purchase price to your solicitor.
- Step 2: Your solicitor redeems (pays off) your mortgage directly to the lender.
- Step 3: Your solicitor pays the estate agent’s commission.
- Step 4: Your solicitor deducts their own fees.
- Step 5: If you’re buying the same day, the remaining funds are transferred to your purchase solicitor as part of the new purchase price.
- Step 6: If you’re not buying immediately, the net proceeds are transferred to your bank account, typically arriving the same day (by late afternoon) or the following business day.
Your solicitor will prepare a detailed completion statement showing every deduction. Review this carefully before completion to ensure there are no surprises.
Understanding Your Equity Position
Your equity is the difference between your property’s value and your outstanding mortgage. It’s the starting point for calculating net proceeds:
| Years of Ownership | Typical Equity (based on £300k purchase, 90% LTV) | Equity Source |
|---|---|---|
| Purchase (Year 0) | £30,000 (10% deposit) | Deposit only |
| After 5 years | £70,000–£100,000 | Mortgage repayments + house price growth |
| After 10 years | £120,000–£180,000 | Mortgage repayments + house price growth |
| After 15 years | £170,000–£260,000 | Mortgage repayments + house price growth |
| After 20 years | £220,000–£350,000 | Mortgage repayments + house price growth |
These estimates assume typical UK house price growth of 3–5% per annum and a standard repayment mortgage at typical interest rates. Your actual equity will depend on your specific mortgage type, interest rate, any overpayments made, and local house price movements.
To check your current mortgage balance, contact your lender or check your online mortgage account. To estimate your property’s current value, check comparable sales on the Land Registry, or use valuation tools on Zoopla or Rightmove.