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.
Sale Details
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.
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
Selling conveyancing typically costs £500-£1,500 including legal fees and disbursements. This covers the legal work needed to transfer ownership to the buyer.
- •Legal fees: £500-£1,200
- •Disbursements: £100-£300
- •Leasehold premium: +£200-£400
EPC & Other Requirements
An Energy Performance Certificate (EPC) is legally required to sell a property in England and Wales. Valid for 10 years, it typically costs £60-£120.
- •EPC: £60-£120 (valid 10 years)
- •Required before marketing
- •Penalty: £200 for non-compliance
Cost of Selling Examples
| Sale Price | Agent Fee (1.5%) | Conveyancing | EPC | Total Costs |
|---|---|---|---|---|
£250,000 Typical 2-bed flat | £4,500 | £800 | £90 | £5,390 |
£400,000 Typical 3-bed house | £7,200 | £900 | £90 | £8,190 |
£600,000 Typical 4-bed house | £10,800 | £1,000 | £100 | £11,900 |
£1,000,000 Large detached house | £18,000 | £1,200 | £120 | £19,320 |
* All fees include VAT where applicable. Agent fees at 1.5% + VAT. Does not include early repayment charges or removal costs.
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?
The main costs of selling are estate agent fees (1% to 3% plus VAT of the sale price), conveyancing solicitor fees (£800 to £1,500 plus VAT), Energy Performance Certificate (£60 to £120), and any early mortgage repayment charges. Total selling costs typically range from 2% to 5% of the sale price.
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 £300 to £1,000 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.
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.
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Emma Richardson, MRICS
Chartered Surveyor & Property Tax Specialist
Emma Richardson is a RICS-qualified Chartered Surveyor with over 12 years of experience in UK property taxation. She founded Stamp Duty Calculator to help buyers understand the complex world of property transaction taxes.