Cost of Selling a House: The Full Breakdown

How Much Does It Cost to Sell a House?

The average cost of selling a house in the UK is between £5,000 and £12,000 for a typical mid-range property, though the total varies significantly depending on your property value, location, and the services you use. The main costs are estate agent fees, conveyancing (solicitor) fees, and removal costs — but there are several additional expenses that catch sellers off guard.

Summary: Total Cost of Selling a House by Property Value

Property Value	Estate Agent Fee	Solicitor Fees	Removals	Other Costs	Total Estimate
£150,000	£2,100–£3,000	£700–£1,000	£400–£800	£300–£600	£3,500–£5,400
£250,000	£3,500–£5,000	£800–£1,100	£600–£1,100	£300–£600	£5,200–£7,800
£350,000	£4,900–£7,000	£850–£1,200	£800–£1,400	£400–£700	£7,000–£10,300
£500,000	£7,000–£10,000	£1,000–£1,500	£1,000–£1,800	£400–£700	£9,400–£14,000
£750,000	£10,500–£15,000	£1,200–£1,800	£1,200–£2,200	£500–£800	£13,400–£19,800
£1,000,000	£14,000–£20,000	£1,500–£2,500	£1,500–£2,800	£500–£900	£17,500–£26,200

Estimates based on current UK rates. Estate agent fee shown at 1.4–2% + VAT. Costs exclude mortgage redemption penalties.

1. Estate Agent Fees

Estate agent commission is typically the largest single cost when selling. High street estate agents typically charge 1.0–2.0% + VAT of the final sale price, while online/hybrid agents may charge a flat fee of £500–£1,500 upfront (or a similar amount on completion).

High Street vs Online Estate Agents

Agent Type	Typical Fee	When Paid	Best For
High Street (sole agency)	1.0–1.5% + VAT	On completion	Most sellers
High Street (multi-agency)	2.0–3.5% + VAT	On completion	Difficult-to-sell properties
Online/hybrid (basic)	£499–£999 fixed	Upfront	Experienced sellers
Online/hybrid (with viewings)	£999–£1,999 fixed	Upfront or on completion	Those wanting support
Auction	2.0–2.5% + VAT	On exchange	Quick sale / unusual properties

Estate Agent Fee Examples

Property Value	1.0% + VAT	1.3% + VAT	1.5% + VAT	2.0% + VAT
£200,000	£2,400	£3,120	£3,600	£4,800
£300,000	£3,600	£4,680	£5,400	£7,200
£400,000	£4,800	£6,240	£7,200	£9,600
£500,000	£6,000	£7,800	£9,000	£12,000
£750,000	£9,000	£11,700	£13,500	£18,000

2. Conveyancing (Solicitor) Fees for Selling

You'll need a conveyancing solicitor or licensed conveyancer to handle the legal side of the sale. Solicitor fees for selling a house typically range from £700 to £1,400 (plus disbursements), with a total cost including disbursements of around £850–£1,600.

Solicitor Fees for Selling

Property Value	Solicitor Fee	Disbursements	Total Legal Cost
Up to £150,000	£700–£900	£100–£180	£800–£1,080
£150,001–£250,000	£750–£1,000	£120–£200	£870–£1,200
£250,001–£400,000	£850–£1,150	£130–£220	£980–£1,370
£400,001–£600,000	£950–£1,250	£140–£240	£1,090–£1,490
£600,001–£1,000,000	£1,100–£1,600	£150–£280	£1,250–£1,880
Over £1,000,000	£1,500–£2,500+	£200–£400	£1,700–£2,900+

What Do Seller's Solicitor Disbursements Include?

When selling, disbursements are lower than when buying (no search fees), but you'll still pay:

Disbursement	Typical Cost
Office copies / Land Registry title register	£6–£12
Leasehold information pack (if applicable)	£100–£350
Management company admin fees	£100–£300
Bank transfer fee (CHAPS)	£25–£45
ID/AML verification	£15–£30
Electronic document handling	£20–£50

3. Energy Performance Certificate (EPC)

By law, you must have a valid Energy Performance Certificate (EPC) before marketing your property. An EPC is valid for 10 years. If yours has expired or you don't have one, you'll need to commission a new one.

EPC Type	Cost	Required?
Standard EPC (residential)	£60–£120	Yes — before marketing
Listed building / complex property	£120–£250	Yes (exemptions may apply)

If you already have a valid EPC, this is a cost you can avoid. You can check if your property has a valid EPC at the GOV.UK EPC register.

4. Removal Costs

Removal costs depend on the size of your home, the distance you're moving, and what services you need. Average costs for a full-service removal:

Property Size	Local Move (<20 miles)	Regional (20–100 miles)	Long Distance (100+ miles)
1-bed flat	£280–£400	£380–£550	£500–£750
2-bed house	£450–£700	£650–£950	£850–£1,250
3-bed house	£700–£1,100	£950–£1,400	£1,200–£1,800
4-bed house	£1,100–£1,600	£1,400–£2,100	£1,800–£2,700
5-bed house	£1,600–£2,400	£2,100–£3,000	£2,600–£4,200

5. Mortgage Early Repayment Charges (ERC)

If you're on a fixed-rate mortgage deal and you sell before the deal period ends, your lender may charge an Early Repayment Charge (ERC). These can be significant:

• Typical ERC: 1–5% of your outstanding mortgage balance
• On a £200,000 mortgage, a 2% ERC = £4,000
• Some lenders allow you to 'port' your mortgage to a new property — check with your lender first
• ERCs usually taper off over the deal period (e.g., 5% in year 1, 4% in year 2, etc.)

6. Home Staging & Presentation Costs

While not obligatory, many sellers spend money on improving their property's presentation to maximise its value:

Activity	Typical Cost
Professional deep clean	£150–£400
Decluttering / storage rental	£50–£200/month
Minor repairs & decorating	£200–£2,000+
Garden tidy/landscaping	£100–£800
Professional home staging	£500–£2,500
Professional photography	£100–£300

7. Costs When Selling a Leasehold Property

If you own a leasehold flat or house, you'll face additional costs:

Cost	Typical Amount
Leasehold information pack (from freeholder)	£100–£350
Management company pack	£100–£300
Completion statement from managing agent	£50–£150
Solicitor leasehold supplement	£100–£250

Total additional leasehold costs when selling: typically £350–£1,050 on top of standard fees.

8. Capital Gains Tax (CGT)

If you're selling your main residence, you won't normally pay Capital Gains Tax due to Private Residence Relief (PRR). However, CGT may apply if:

• You're selling a second home or buy-to-let property
• You've let out part of your main home
• You've used part of it exclusively for business
• The grounds exceed 5,000 sq metres

CGT Rates for Residential Property

Taxpayer Band	CGT Rate on Property
Basic rate taxpayer	18%
Higher / additional rate taxpayer	24%

The annual CGT allowance is £3,000. Always consult a tax adviser for your specific situation.

Interactive: Cost of Selling Calculator

9. Tips to Reduce the Cost of Selling

1. Negotiate your estate agent fee — most will drop 0.2–0.5% if asked, especially in a slow market.
2. Compare conveyancing quotes — use a comparison tool to find SRA-regulated solicitors at competitive rates.
3. Use an online agent for straightforward sales — saving you £2,000–£5,000 vs a high street agent on a £400k property.
4. Time your move for a weekday — Monday–Thursday removals are typically 15–25% cheaper than Fridays or Saturdays.
5. Check for an existing EPC — avoid paying for a new one if your current certificate is still valid.
6. Avoid multi-agency agreements — the higher fee (2–3.5%) rarely leads to a materially faster or higher sale.
7. Book a removal company early — last-minute bookings can be 20–40% more expensive, especially in peak moving season (April–September).
8. Ask about 'no sale, no fee' conveyancing — protects you if the sale falls through, saving the fee entirely.

10. Timeline: When You Pay Each Cost

Cost	When Paid
EPC (if needed)	Before marketing (day 1)
Home staging / repairs	Before/during marketing
Solicitor initial payment / ID check	On instruction (~week 1)
Removal booking deposit	When booking (4–8 weeks before)
Removal balance	On moving day
Estate agent fee	On completion (from sale proceeds)
Solicitor final fee & disbursements	On completion (from sale proceeds)
Mortgage ERC (if applicable)	On completion (from sale proceeds)
Capital Gains Tax (if applicable)	60 days after completion (HMRC)

Frequently Asked Questions