How Much Does It Cost to Sell a House

Selling a house in the UK comes with a range of costs that can sometimes take homeowners by surprise. While most sellers focus on the potential profit from their sale, it is essential to understand the expenses involved in the process before putting a property on the market. From estate agent fees to legal costs and final repairs, the total outlay can affect how much you walk away with once the transaction is complete.

Whether you are moving up the ladder, downsizing or selling a second property, knowing what to budget for can help you avoid delays, make informed decisions and manage expectations. The costs of selling a house vary based on the value of the property, the method of sale and your location in the UK.

Estate Agent Fees

The largest cost for many sellers is the estate agent’s fee. In the UK, most estate agents charge a percentage of the final selling price, typically between 0.75 and 3 percent plus VAT. The average sits around 1 to 1.5 percent. This fee covers marketing, viewings, negotiations and advertising.

Some agents offer fixed fees regardless of the sale price, which can be appealing for higher-value homes. However, percentage-based models often provide greater motivation for agents to achieve a higher sale price. It is important to clarify whether the fee is based on the asking price or the final agreed sale figure and whether VAT is included.

Online estate agents may offer lower fees or fixed-price packages but often require the fee to be paid upfront and offer limited in-person support. Sellers should weigh the pros and cons of traditional versus online services depending on the complexity of the sale.

Conveyancing and Legal Fees

Sellers are responsible for hiring a conveyancer or solicitor to manage the legal side of the transaction. This includes preparing the draft contract, dealing with buyer enquiries, handling title deeds and coordinating completion. Legal fees for sellers generally range from £600 to £1,500 including VAT, depending on the complexity of the transaction and the location of the property.

Additional costs may apply for leasehold properties or where indemnity insurance is required. Some solicitors offer fixed-price services while others work on an hourly basis. Always check what is included in the quote and whether any disbursements such as Land Registry documents are extra.

Energy Performance Certificate (EPC)

You must provide a valid Energy Performance Certificate when selling a house. The EPC rates the property’s energy efficiency from A to G and is valid for 10 years. If the property does not already have one, you will need to obtain it before marketing. The cost typically ranges from £50 to £120 depending on the size and location of the home.

Estate agents or solicitors often arrange this on your behalf, but you can also book an EPC assessor directly. If your property is in Scotland, an additional Home Report is required, which includes the EPC, a property survey and a property questionnaire.

Removals and Moving Costs

Although not directly part of the sale process, moving costs can be significant. Hiring a professional removals firm typically costs between £400 and £1,200 depending on the size of the property and distance travelled. If you are doing it yourself, you may need to hire a van, purchase packing materials and take time off work.

If you are selling a second home or an investment property, removals may be minimal or not required. However, if the property is your main residence, ensure you factor in this expense as part of your overall selling budget.

Mortgage Exit Fees and Early Repayment Charges

If you have an existing mortgage on the property, there may be charges associated with ending the agreement early. Many lenders charge a mortgage exit fee when you pay off the loan, usually between £50 and £300. If you are within a fixed or discounted mortgage period, you may also face early repayment charges. These can be between 1 and 5 percent of the remaining mortgage balance.

It is important to speak with your lender or broker before agreeing a sale, so you understand the financial implications of redeeming your mortgage early. In some cases, you may be able to port your mortgage to a new property.

Repairs and Staging Costs

To achieve the best possible sale price, many sellers invest in small repairs, redecorating or home staging before putting their property on the market. While not a mandatory cost, spending a few hundred pounds on paintwork, lighting or kerb appeal can make a noticeable difference.

Professional home staging, photography or cleaning services can also be arranged, costing anywhere from £100 to £500 depending on the level of service. For high-value properties or competitive markets, these extras can help you stand out and reduce time on the market.

Capital Gains Tax (If Applicable)

Most people selling their main residence are exempt from Capital Gains Tax under Private Residence Relief. However, if you are selling a second home, a rental property or a property that has increased significantly in value and does not qualify for full relief, you may have to pay Capital Gains Tax. The rate is either 18 or 28 percent depending on your income and the size of the gain.

It is important to speak with an accountant or tax adviser if you are unsure whether tax is due. HMRC requires payment within 60 days of completion if CGT is owed.

Case Example

A couple in Bristol sold their three-bedroom semi-detached house for £385,000. They paid their estate agent a 1.2 percent fee, which came to £4,620 including VAT. Their conveyancing costs were £850, and their EPC cost £75. They also spent around £600 on removals and an additional £200 sprucing up the front garden and hallway. In total, their selling costs amounted to just over £6,300, which they factored into their onward purchase budget.

Conclusion

Selling a house in the UK involves a number of costs that can quickly add up. From estate agent commissions to legal fees and moving expenses, it is essential to plan ahead and set aside the necessary funds. The total outlay will depend on the value of your home, the services you choose and your personal circumstances. By understanding these costs in advance, you can sell with greater confidence, avoid unwelcome surprises and move forward with a clear financial picture.