Cost of selling a house calculator
Add up estate agent fees and VAT, conveyancing, your EPC, removals and — if you are moving on — Stamp Duty, LBTT or Land Transaction Tax on your next home. Every figure is editable, so you can drop in real quotes as they arrive.
What you expect to sell for
Sets the tax used on any onward purchase
0.75%–3% + VAT, or a fixed fee from around £999
Leave at 0 if the home is mortgage-free
About 2.21% of your sale price
- Estate agent fee (inc. VAT)
- £4,500
- Conveyancing (sale)
- £1,200
- Energy Performance Certificate
- £75
- Removals
- £700
- Mortgage exit / admin fees
- £150
Get the real numbers
Compare verified estate agents near you and ask two or three for a written fee quote.
Find a verified estate agent Request a free valuation- • Estate agent fees are shown excluding VAT in the input and including 20% VAT in the results, which is how most UK agents quote.
- • Conveyancing, EPC, removals and survey figures are typical market estimates — replace them with your own quotes for an accurate total.
- • Transaction tax uses current home-mover rates for Stamp Duty (England and Northern Ireland), LBTT (Scotland) and Land Transaction Tax (Wales). First-time buyer relief is not applied because you are selling a home you own.
- • Early repayment charges on a fixed-rate mortgage are not included — check your lender's redemption statement.
- • This is an estimate to help you plan, not financial or tax advice.
How estate agent fees work
Percentage fee (no sale, no fee)
The most common high street model: 0.75%–3% of the sale price plus 20% VAT, payable only on completion. On a £300,000 sale, a 1.25% fee costs £3,750 plus £750 VAT.
Fixed fee
A set amount, often from around £999. Cheaper on higher-value homes, but check whether it is payable up front or only when you sell.
Multi-agency
Two or more agents market the property and whoever sells it earns the fee. Fees are usually higher — expect around 2%–3% plus VAT.
What is negotiable
- • The fee percentage itself, especially on a quick-selling home
- • The tie-in period — 8–12 weeks is common, shorter is better for you
- • Whether photography, floorplans and premium listings are included
- • Sole agency versus multi-agency terms
Costs sellers most often forget
- Early repayment charges if you leave a fixed-rate mortgage early
- Leasehold management packs, often £200–£500
- Mortgage exit and account closure admin fees
- Overlapping council tax, utilities and insurance between completion dates
- Storage or short-term rent if your chain does not complete on the same day
- Capital Gains Tax if the property was not your main home
Compare verified estate agents
Every agency in the Move Lane directory has passed Companies House verification. Ask two or three for a written fee quote before you instruct anyone.
Selling costs: your questions answered
Typical UK figures for 2026. Always confirm quotes in writing.
How much does it cost to sell a house in the UK?
Most sellers pay between 1.5% and 3.5% of the sale price once the estate agent fee, VAT, conveyancing, an EPC and removals are added up. On a £300,000 home that is usually somewhere between £4,500 and £10,000, before any onward purchase costs such as Stamp Duty.
How much do estate agents charge?
High street agents typically charge 0.75% to 3% of the sale price plus 20% VAT, on a no-sale-no-fee basis. Fixed-fee and online agents usually charge from around £999, sometimes payable whether or not the property sells. Always check whether the quoted figure includes VAT.
Are estate agent fees negotiable?
Yes. Fees, the length of the tie-in period and whether the agreement is sole or multi-agency are all negotiable, especially if your property is likely to sell quickly. Getting two or three valuations gives you a benchmark to negotiate against.
Do I pay Stamp Duty when I sell my house?
No. Stamp Duty, LBTT and Land Transaction Tax are paid by the buyer. You only pay it on a property you go on to buy, which is why the calculator adds it only when you tell it you are buying onward.
Do I need an EPC to sell?
Yes. A valid Energy Performance Certificate is a legal requirement before marketing a home in the UK, and it lasts 10 years — so if you bought recently you may still be covered.
What costs do sellers most often forget?
Mortgage exit or admin fees, early repayment charges on a fixed rate, leasehold management packs (often £200–£500), removals and overlapping bills between completion dates.
How much is conveyancing when selling?
Expect £800 to £1,800 including VAT and disbursements for a freehold sale. Leasehold sales cost more because the solicitor has to obtain a management pack from the freeholder or managing agent.
How do I find a good estate agent?
Compare agents who actively sell homes like yours in your area, check their live listings, and confirm they are a verified business. Move Lane's Find an Agent directory only lists agencies that have passed Companies House verification.
Put this calculator on your own website
Estate agents can embed this calculator free of charge. Paste the snippet below into any page on your site — it stays up to date automatically.
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title="Cost of selling a house calculator"
style="width:100%;min-height:900px;border:0"
loading="lazy"></iframe>Want just the agent's commission explained? Read our guide to UK estate agent fees.
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