Cost of Selling a House Calculator 2026
Calculate the total costs of selling your property including estate agent fees, conveyancing, EPC, and early repayment charges. See your net proceeds.
How much does it cost to sell a house in the UK?
Using a 1.5% estate agent fee plus 20% VAT, £1,500 for conveyancing and an £80 EPC, selling a home at the UK average price of £272,611 (HM Land Registry, July 2026) costs about £6,487, or 2.4% of the price. The agent's fee is the biggest part, so the percentage in your contract matters most. Early repayment charges, lender exit fees, a leasehold pack and removals come on top.
Do you pay stamp duty when you sell? No, the buyer pays it. See who pays stamp duty: buyer or seller. If you are buying your next home at the same time, that purchase carries stamp duty.
Sale Details
Enter your conveyancer's quote including VAT. £1,500 is a placeholder.
£0 if you already have a valid EPC (they last 10 years).
From your mortgage offer
Leasehold sales only
Cost Summary
Cost Breakdown
Cost Distribution
Disclaimer: This tool does not constitute financial advice. We do not recommend taking actions based solely on these results. The calculator makes assumptions and results may be inaccurate due to changes in government policy, interest rates, or personal circumstances. You use this information at your own risk. We can't guarantee to be perfect, so do note you use the information at your own risk and we can't accept liability if things go wrong. For official guidance, visit Gov UK.
Typical Selling Costs by Price and Region
Both tables use the calculator's default assumptions: an estate agent fee of 1.5% plus VAT at 20% (1.8% in total), conveyancing of £1,500 including VAT and an £80 EPC. They leave out early repayment charges, lender exit fees, leasehold packs and removals. Change any figure in the calculator to match your own quotes.
| Sale Price | Agent Fee (1.5% + VAT) | Conveyancing | EPC | Total | % of Price |
|---|---|---|---|---|---|
| £150,000 | £2,700 | £1,500 | £80 | £4,280 | 2.9% |
| £250,000 | £4,500 | £1,500 | £80 | £6,080 | 2.4% |
| £400,000 | £7,200 | £1,500 | £80 | £8,780 | 2.2% |
| £600,000 | £10,800 | £1,500 | £80 | £12,380 | 2.1% |
| £1,000,000 | £18,000 | £1,500 | £80 | £19,580 | 2.0% |
At the Average Price in Each Region
| Region | Average Price | Agent Fee (1.5% + VAT) | Total Selling Costs | % of Price |
|---|---|---|---|---|
| North East | £166,943 | £3,005 | £4,585 | 2.7% |
| Northern Ireland | £202,487 | £3,645 | £5,225 | 2.6% |
| Yorkshire and the Humber | £209,116 | £3,764 | £5,344 | 2.6% |
| Wales | £215,037 | £3,871 | £5,451 | 2.5% |
| North West | £221,445 | £3,986 | £5,566 | 2.5% |
| West Midlands | £236,098 | £4,250 | £5,830 | 2.5% |
| East Midlands | £242,274 | £4,361 | £5,941 | 2.5% |
| South West | £302,298 | £5,441 | £7,021 | 2.3% |
| East of England | £337,518 | £6,075 | £7,655 | 2.3% |
| South East | £380,878 | £6,856 | £8,436 | 2.2% |
| London | £550,037 | £9,901 | £11,481 | 2.1% |
| United Kingdom | £272,611 | £4,907 | £6,487 | 2.4% |
Average prices: HM Land Registry UK House Price Index, July 2026 (published 16 September 2026). Scotland is not shown because sellers there pay for a Home Report instead of a standalone EPC: switch the calculator to Scotland and enter your quote.
How the calculator works: total selling costs = agent fee (sale price multiplied by the agent's percentage, multiplied by 1.2 when VAT is added) + conveyancing + EPC or Home Report + early repayment charge + lender exit fee + leasehold management pack + removals. Net proceeds = sale price, minus the outstanding mortgage, minus total selling costs.
Understanding Property Selling Costs
Estate Agent Fees
Estate agent fees typically range from 1% to 3% of the sale price plus VAT. Online agents may charge fixed fees of £1,000-£3,000, while high street agents usually charge percentage-based fees. Use our stamp duty calculator for buying costs or our CGT calculator for tax liabilities. Review our home mover guide for full details.
- •High street: 1.5-3% + VAT
- •Online: £1,000-£3,000 fixed + VAT
- •Hybrid: £2,000-£5,000 fixed + VAT
Conveyancing Costs
Conveyancers set their own prices. In England and Wales, firms regulated by the Solicitors Regulation Authority must publish their prices for residential sales (SRA Transparency Rules), so you can compare fixed-fee quotes before you instruct one. The calculator uses £1,500 including VAT as a placeholder.
- •Ask for a fixed fee including VAT
- •Check which disbursements are extra
- •Leasehold: the management pack is charged separately
EPC & Other Requirements
You must have an Energy Performance Certificate (EPC) before you market a home for sale. It lasts 10 years and typically costs £60-£120. In Scotland the energy report is part of the Home Report, which most sellers must provide.
- •EPC: £60-£120 (valid 10 years)
- •Required before marketing
- •Penalty: £200 for a home in England or Wales
Special Considerations
Online vs High Street Agents
Online agents charge fixed fees (£1,000-£3,000) upfront or on sale, offering lower costs but less personal service. High street agents charge percentage-based fees (1.5-3%) and typically provide viewings, photography, and more hands-on support. Consider your property type and local market when choosing.
Sole vs Multi-Agency
Sole agency agreements (one agent) typically have lower fees (1-2%) than multi-agency (2-3%+) where multiple agents market your property. Joint sole agency (two agents working together) sits in between. Sole agency is usually recommended unless you have a hard-to-sell property.
EPC Validity
EPCs are valid for 10 years. If you have a recent EPC from when you bought the property, you may not need a new one. However, if you've made energy efficiency improvements (new boiler, insulation, double glazing), getting a new EPC could improve your rating and potentially increase your sale price.
Capital Gains Tax on Sale
If you're selling a property that's not your main home (buy-to-let, second home, inherited property), you may owe Capital Gains Tax. This must be reported and paid within 60 days of completion. Use our Capital Gains Tax Calculator to estimate your liability and factor this into your net proceeds.
Don't Forget Capital Gains Tax
Don't forget capital gains tax if selling a non-primary residence. CGT is due within 60 days of completion and can be substantial (18-24% of gains). This calculator shows selling costs only. Use our Capital Gains Tax Calculator to work out any CGT liability and include it in your total costs when calculating net proceeds.
Frequently Asked Questions
How much does it cost to sell a house?
Using a 1.5% estate agent fee plus 20% VAT, £1,500 conveyancing including VAT and an £80 EPC, selling a home at the UK average price of £272,611 (HM Land Registry, July 2026) costs about £6,487, or 2.4% of the price. The agent's fee is the largest cost, so check the percentage and whether VAT is included. Early repayment charges, lender exit fees, a leasehold management pack and removals can add more.
Do you pay stamp duty when you sell a house?
No. Stamp duty (SDLT in England and Northern Ireland, LBTT in Scotland and LTT in Wales) is paid by the buyer, not the seller. If you are buying your next home at the same time, that purchase will carry stamp duty.
How much do estate agents charge?
Estate agent fees in England typically range from 1% to 3% of the sale price plus VAT. Online agents may charge a fixed fee of £1,000 to £3,000 upfront regardless of sale price. High street agents charge more but usually operate on a no-sale-no-fee basis.
Do I need an EPC to sell my house?
Yes, an Energy Performance Certificate is legally required before marketing your property for sale. An EPC costs £60 to £120 and is valid for 10 years. Your estate agent can usually arrange one, or you can book a domestic energy assessor directly.
Do I need a Home Report to sell in Scotland?
Most sellers in Scotland must have a Home Report before marketing their home. It has three documents: a single survey and an energy report prepared by a chartered surveyor, and a property questionnaire completed by the seller. If a prospective buyer asks for it and you do not provide it within 9 days, trading standards can fine you £500.
What are early repayment charges?
If you are in a fixed-rate mortgage period and sell before it ends, your lender may charge an early repayment charge (ERC). This is typically 1% to 5% of the outstanding mortgage balance and decreases each year of the fixed term. Check your mortgage terms before listing.
Do I pay capital gains tax when selling?
If the property is your main home, you are usually exempt from capital gains tax under Private Residence Relief. If it is a second home, buy-to-let, or inherited property you have not lived in, you may owe CGT at 18% (basic rate) or 24% (higher rate) on the profit. Use our capital gains tax calculator for an estimate.
Reviewed by
Julie White
ACAStamp duty specialist since 1999Stamp Duty Land Tax Specialist
ACA and Tax Adviser with a career spanning nearly four decades, specialising in stamp duty planning and advisory work since 1999.