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Cost of Selling a House Calculator UK

When you’re selling property, it’s important to understand all of the costs involved. There are many factors that go into calculating the cost of selling a property. In this blog post, we will discuss some of the most important considerations when it comes to the cost of selling a house. We will also provide a helpful cost of selling a house calculator so that you can get an accurate estimate of what your total expenses will be.

So, if you want to learn more about the actual expenses involved with selling your home, keep reading to find out more about: industry expert advice on how to save money. The typical fees you’re likely to encounter. The less frequent expenditures you may come across. How to create a budget that works effectively.

The Basic Costs When Selling a House

When selling a house, there are a few basic costs that you will need to consider. These include things like the cost of your estate agent’s fees, conveyancing fees, moving costs and stamp duty. In England, the average cost of selling a house is around £12,000. However, this number can vary depending on your location and the value of your property.

ENERGY PERFORMANCE CERTIFICATE:  cost range between £15 and £169 plus VAT.
ESTATE AGENT FEES: 0.5% – 3% as well as VAT of the final sale price.
CONVEYANCING FEES: between £550 and £1000 usually, including VAT.
REMOVAL (if used) COSTS: between £250 and £4,000 as well as VAT.

Other additional costs you may incur

  • Additional property work: Variable on the work and amount
  • Mortgage exit fee
  • Early repayment fee
  • Home report if you’re in Scotland (can be from £100 to under £1000)

Property and money

Everything you need to know about (EPC) energy performance certificate

EPC graphAn energy performance certificate, or EPC, is a document that provides information about a property’s energy efficiency and carbon dioxide emissions. It can also give an idea about the typical energy costs of that property. It is usually required by law when you sell a house or rent out a property. The cost of an EPC varies depending on the size and type of property. However, it typically costs between £15 and £169 plus VAT.

  • This is required if you’re selling a property.
  • You must pick up one of these before your property goes on the market.
  • It will detail how energy-efficient your home is.
  • There will also be details on typical energy expenditures, as well as suggestions for lowering and saving money on your bills.
  • Only accredited assessors can provide energy performance certificates.
  • You can arrange to buy an EPC report on the internet which is normally cheaper but an estate agent can arrange it for you which is more convenient but at a slightly higher cost. Using an estate agent can also be quicker to get the certificate.
  • The typical cost we would expect to pay for this, would be £40 -£50.
  • Energy performance certificates are valid for of ten years.
  • All EPC are kept digitally by the government. You may look them up on the energy performance certificate register website. If you bought your house more recently you might still be able to reuse the certificate.

ESTATE AGENT FEES – the true costs!

High street estate agents will typically charge around 0.75% as well as VAT of the final sale price. So, if your home sells at (around the current average England house price) £300,000 you’re likely to pay between £2250 and £4500 in estate agent fees.

  • Did you know: that over 95% of all property sellers used a traditional, high street estate agents?

It’s important to remember that most agents will also charge an advertising fee on top of their commission. This fee covers the cost of things like internet listings, For Sale signs, and open houses. Advertising fees can range from £100 to £500, depending on the agent and the services they provide. Most UK estate agents work on a ‘no sale no fee’ basis which means if they don’t sell your house you don’t pay. If you decide to use a multi-agent approach when selling a property you should expect higher fees of 3% more the value of the property.

Online or Hybrid Estate Agency

Purple Bricks for Sale BoardAn Online or Hybrid Estate Agency can offer a cost-effective solution for those looking to sell their house. They typically charge a lower commission than traditional estate agents.

The cost of selling a house can vary depending on whether you use an online or hybrid estate agency. With an online estate agency, you will typically pay a fixed fee, which can be as little as £495.00. This option is often the most cost-effective way to sell your property. However, it is important to note that you will be responsible for marketing your property and conducting viewings. If you do not feel confident doing this, it may be worth paying a little more to use a hybrid estate agency. These agencies will typically charge a percentage of the completed sale price, but will also provide support with marketing and viewings. Unfortunately, we’ve found with using an online estate agent is they don’t sell as well as traditional and as they use a fixed fee you still need to pay. As you’re doing a lot of the marketing there is every chance you may also undersell your own property which will cost you in the long run.

Selling Through Auction

auction hammerAnother option for selling your property is through an auction. This can be a cost-effective way to sell, as you will only have to pay the auctioneer’s commission if your property is sold. However, it is important to note that properties sold at auction typically sell for less than their market value. You’ll often find more cash-buyers at an auction, costs for the auction should be around £3,000 as well as VAT which will cover the entry fee. If you do not sell you still need to pay and then pay again if you relist. Some auctions have a no sale no fee but its more expensive than other ways at over 3% of the property value. Auctions can work really well for damaged properties or unique properties.



CONVEYANCING fees when buying a house

You will also need to hire a solicitor to handle the conveyancing process. The cost of hiring a solicitor can vary, but you can expect to pay a typical conveyancing cost of around £500-£1,000 for their services. The main tasks that a solicitor will carry out during the conveyancing process are:

– Checking that the property is free from any legal issues

– Drafting and reviewing the contract of sale

– Dealing with the transfer of money.

You may also want to pay for a surveyor to value your property. The cost of a survey varies, but you can expect to pay around £250-£500 for a Home Buyer’s Report or £600-£1200 for a full structural survey it is not essential, however.

Costs vary and some solicitors will charge based on property value like their prices their service varies with often times the solicitor is the thing that holds up a property sale the most. Some rough prices you might expect to see:

FREEHOLD & NO MORTGAGE: £569 including VAT.

FREEHOLD & MORTGAGE: £599 including VAT.

LEASEHOLD & NO MORTGAGE: £759 including VAT.

LEASEHOLD & MORTGAGE: £799 including VAT.

Our Best Tips to pick Conveyancing Solicitor

We have some great tips to help you find a solicitor

– Do some research: Use the internet to find local solicitors who offer a fixed-fee conveyancing service.

– Get quotes: Once you have found a few solicitors, get quotes from each of them to compare the cost of their services. it’ll give you a good idea of what solicitor fees to expect in your area.

– Read reviews: Once you have narrowed down your options, take some time to read online reviews to see what other people have said about the solicitors you are considering.

– Ask around: If you know anyone who has recently bought or sold a property, ask them for recommendations.

-Very cheap or very expensive quotes should be questioned and remain suspicious.

The Cost of Removal Services

When moving house, you will need to hire a removal company to help you move your belongings. The cost of hiring specialists can vary, but you can expect to pay around £100-£300 per day for their services. The cost can vary depending on the size and distance of your move. We’ve seen quotes as high as a few thousand pounds lots depending on distance and volume.

You might consider saving money by moving without the use of removal companies, we’ve made a quick pro and con list. If you do decide to do this we highly recommend getting insurance it can be as cheap as £30 and could save you a headache later.

There are a number of pros of (DIY) moving house yourself:

– You will save money: If you move yourself, you will not have to pay for the cost of hiring a removal company.

– You can take your time: If you move yourself, you can take your time and pack your belongings carefully. This will help to avoid any damage to your belongings during the move. You will also want to check your household contents insurance to see if it will cover and potential damage during the move.

– You can get help from friends and family: if you move yourself, you can ask friends and family members to help you with the move. This will cost you nothing but their time.

packed removal boxes


The cons of moving house yourself are as follows:

– It is physically demanding: Moving house is a physically demanding task. If you are not used to lifting heavy objects, you may find it difficult to move your belongings yourself.

– You will have to do all the work: If you move yourself, you will have to pack and load your belongings into the moving truck. This can be a lot of work and can be very time-consuming.

– It is time-consuming: Packing up your entire home and then moving everything to your new home can take a lot of time. If you are short on time, it may be better to hire a removal company.

– You could damage your belongings: If you do not pack your belongings carefully, you could damage them during the move. This could end up costing you more in the long run.

Preparing your home for selling

You may not need to do anything to your property, buyers are looking for something to move straight into and will generally want to make it their own so you shouldn’t need to re-do the kitchen or bathroom unless they are not functional.


At a minimum we recommend cleaning the property, this can be at zero cost of a professional cleaner will only cost you around £100 plus VAT. It can make a really big difference to the property.


You might need to do some repair work before you put your property on the market. This could include things like patching holes in the wall, fixing a leaky roof, repairing a broken window, or fixing a hole in the wall. The cost of repairs will depend on the nature of the work that needs to be done.


You might want to redecorate your property before you put it on the market. This could include painting the walls, hanging new curtains, or laying new carpet. The cost of redecorating will depend on the amount of work that needs to be done. If you’ve not redecorated in the last 5 years it’s worth giving it a go, a lick of paint can go a really long way, don’t forget to paint window and door frames, it makes a huge difference. The total cost can vary a lot depending on what needs to be done but i can help with the selling price if the property becomes more desirable.

Mortgage charges

If you are moving from an existing property with a mortgage you may face one of the following exit fees: A Mortgage Exit Fee or a An Early Repayment Charge (or ERC). Some of these costs can be mitigated if you are staying with the same lender.

Mortgage Exit Fee

A Mortgage Exit Fee is a charge that is paid by a borrower when they repay their mortgage early. This fee is designed to cover the cost of the lender’s administrative expenses associated with early mortgage repayment. It is sometimes alternatively known as a ‘mortgage exit administration fees’ or MEAF.

Check your contract to see how much this might be but it can be from £50 – £500

Early Repayment Charge (or ERC)

An Early Repayment Charge is a fee that is charged by a lender when a borrower repays their mortgage early. The fee is typically calculated as a percentage of the remaining mortgage balance and can be up to five per cent.

For example, if you have £100,000 left on your mortgage and are charged an ERC of three per cent, you will have to pay a fee of £3,000.

You should check your original mortgage contract to see how much this might be but it can cost a few hundred pounds to a couple of thousand. Check your contract to see what to expect from your mortgage provider. Not all lenders will have an ERC and generally you’re paying back the profit that the bank was due to earn on the length of your mortgage.

Selling incentives

When selling a property, there are a number of incentives that you can offer to potential buyers.

Seller / Buyer Incentives

– A reduced price: you can offer a reduced price to entice buyers to purchase your property.

– A cashback incentive: you can offer a cashback incentive to buyers who purchase, alternatively a gift card

-Stamp Duty: You can offer to pay the buyer’s stamp duty in order to encourage them to purchase your property.

Pay their legal fees (can be around the same as yours from £300 – £1000)

Paying for their removal costs – from £300 -£3999

If the property is ‘buy to let ‘you could offer rental income to get them started (e.g. 2 months upfront)

Estate Agent Incentives

It’s not just buyers/sellers you can help, if the market slowed to a stop you can incentivise estate agents with:

– A higher commission: you can offer a higher commission to estate agents in order to encourage them to sell your property. This could be a sliding scale.

– A bonus: You can offer a bonus to estate agents who sell your property. This could also be a gift card alternatively

Cost of selling – Taxes

Capital Gains Tax

(CGT) is payable on the profit you make when you sell your home.

The amount of tax you pay depends on whether the property is your main home, how long you’ve owned it and your personal circumstances.

You usually don’t have to pay CGT if:

– your home is (profit) worth £12,000 or less when you sell it

– it’s your main home and you’ve lived in it for all the time you’ve owned it

– you didn’t buy it solely to make a profit

– If CGT is due, you have to pay it within 30 days of completing the sale. This is also known as Capital Gains Tax liability.

You can use HM Revenue and Customs’ (HMRC’s) Capital Gains Tax service to work out how much tax you need to pay. You will be eligible for tax relief called ‘private residence relief’ if the property is your main residence and/or if you have not made a gain on the property value – the property value has decreased.

You can take off any home improvement costs as well as costs like selling fees, you have around 18 months to arrange CGT. You only pay capital gains tax on additional properties, not the primary residence.

Stamp Duty Land Tax

(SDLT) is a tax you pay when you buy a property or land over a certain price in England and Northern Ireland. As you are only selling you do not need to pay this.

Home Report in Scotland

A home report is a pack of documents containing information about a property in Scotland that’s being marketed for sale. It must be provided to any potential buyer by the seller or their agent, free of charge.

A home report typically contains:

– a single survey

– an energy report

– a property questionnaire

You won’t need to get a home report if you’re selling your main home and:

– it’s valued at £150,000 or less

– it’s not a new build

– you’re not selling it through an estate agent


You can get a home report from a surveyor. The cost will depend on the value of your property but is typically between £300 and £600.

If you’re selling a property in Scotland that doesn’t need a home report, you must still provide potential buyers with:

– an energy performance certificate (EPC)

– a schedule of condition

These terms only apply to homes in Scotland!

How do I figure out how much money I’ll make when I sell my house?

To figure out how much money you’ll make on a sale, you need to know three figures:

A is your sales price

B is your mortgage balance

C is the total selling cost.

So, your gross profit will be A (your sale price take away from your mortgage balance plus the total selling cost or in a maths format –

A – (B + C).

If you sold your house for £300,000 but you had an outstanding mortgage of £200,000 you’d be in profit of £100,000 to calculate the gross profit you’ll need to also add the selling costs as we’ve spoken about above, this will be things like:

  • EPC
  • Estate agent fees
  • Moving company costs
  • Legal fees


Let’s assume these all came to £20,000 your gross profit would be £80,000

or A (£300,000) – (B+C) £220,000. Please note these numbers are just for example use and you may be different. If you wanted to know the net profit you need to also take away any initial purchasing costs like the initial deposit amount or fees e.g. if you paid £10,000 for a deposit your net profit would be £70,000 in our example.

To Summarise: When it comes to selling your house,

The exact cost of selling a property in the UK can vary depending on a number of factors. One of the main costs is Capital Gains Tax, which is payable on the profit made from the sale. The amount of tax paid depends on a range of factors, including whether the property is the seller’s main home.

Another cost that may be incurred is Stamp Duty Land Tax, which is paid when buying a property over a certain price. However, as the seller in this instance, you do not need to pay this. In Scotland, a home report must be provided to any potential buyer by the seller or their agent, free of charge. This report typically contains a single survey, an energy report and a property questionnaire.

We Buy HousesKeep the following three things in mind:

  1. Do not underestimate the costs, if you have not moved before hidden costs can add up to more than just legal fees etc.
  2. Cutting costs can save you money but cost you in the long run, it might seem cheaper to sell to a cheaper estate agent (for example) but you might find it takes longer or there are lots of hidden extras over time.
  3. Paying a fair fee will potentially give you the best profit as you’ll balance the cost vs time saved.



Frequently asked questions about the costs of selling a property.

Many of these are also covered in more depth in our main article.

What are the costs of selling a house?

The typical costs of selling a house can vary depending on a number of factors, such as the estate agent’s fees, legal fees, and stamp duty. Other costs that may need to be considered include repairs that need to be carried out before the property is sold and removal costs. More in debt breakdowns are covered above.

When can you consider selling a house ‘complete’?

Once you exchange contracts is complete you are legally bound to the sale.

What are the typical solicitor’s fees for selling a house?

Solicitors’ fees for selling a house typically range from £500 to £1,000. However, costs can vary depending on the complexity of the sale and the location of the property.

How much does it cost to use an estate agent?

A typical high street estate agent will typically charge around 1-2% of the sale price of the property. This fee is usually paid by the seller, although sometimes the buyer will also contribute. If you are using more than one estate agent the fee might be higher and if you’re using hybrid estate agency services the costs will be different. Online agents tend to have a fixed fee regardless if they sell the house or not. The average fee of an online agent varies can vary but be as much as £1500

Will I Have to Pay Stamp Duty if I Sell my House?

If you live in England or Wales, only the buyer will have to pay stamp duty on the sale of your house. The amount you’ll have to pay depends on the cost of the property.

What is Capital Gains Tax?

Capital Gains Tax (CGT) is a tax on the profits made when you sell or dispose of assets. The taxable gain is the difference between what you paid for the asset and what you receive when you sell it. You’ll need to pay CGT if your total taxable gains in the tax year are more than £11,700 (£23,400 for couples).

Are there any initial costs that I need to take into account?

When selling a house, there are a few initial costs that you will need to take into account. These costs can include things like the cost of hiring a solicitor, the cost of (if applicable) advertising your property, or the cost of getting a survey done. By taking these costs into account, you can get a more accurate estimate of how much money you will make from the sale of your house.

How long does it take to sell a house?

The time it takes to sell a house depends on a number of factors, including the property market conditions, the asking price and the condition of the property. Generally speaking, though, you can expect to sell a house in around four to six weeks. If you need to sell faster than this it might be worth looking into alternatives like quick house sale specialists.

If you have any further questions on the selling process or just want to discuss options please get in touch and our customer service team will be happy to help.

Cash Property Buyers, We Buy Any House

Speak to a member of our team and find out how we can help you sell your house quickly.

About the author

Starting his career in Estate Agency, Jeff quickly moved up the ranks to manage his own office for Halifax Property Services. Co-founding Speed Property Buyers in 2008, he has applied this knowledge and overseen rapid expansion of the business.