Estate agent fees in the UK: what you should expect to pay
Most high-street agents charge a percentage of the sale price — typically 0.75% to 2% plus 20% VAT — and are paid on completion. This page sets out each fee model, what a fee should include, worked examples at common asking prices, and the terms that are genuinely negotiable.
Looking at every cost of moving, not just the agent? Use the cost of selling a house calculator.
The short answer
UK estate agents typically charge a percentage of the sale price for a sole agency instruction, plus VAT, with online and fixed-fee models charging a flat amount instead. Always confirm the fee basis, the tie-in period and whether VAT is included in writing before you instruct.
The four fee models
Ranges below are the typical published UK high-street ranges. Your own quotes are the only reliable figure for your street — always get them in writing.
Sole agency, percentage
- Typical
- 0.75%–2% of the sale price, plus 20% VAT
- When you pay
- On completion — the usual "no sale, no fee" arrangement
- Best for
- Most sellers; the agent only earns if the sale completes
- Watch out for
- Check whether the quote includes VAT, and how long the tie-in runs
Sole selling rights
- Typical
- Similar percentage to sole agency
- When you pay
- On completion
- Best for
- Rarely better for the seller than plain sole agency
- Watch out for
- The agent is owed the fee even if you find the buyer yourself. Ask for sole agency instead
Multi-agency
- Typical
- Around 2%–3% plus VAT
- When you pay
- On completion, to whichever agent introduced the buyer
- Best for
- Hard-to-sell homes where extra exposure is worth the higher rate
- Watch out for
- Two agents can introduce the same buyer — get the terms in writing
Fixed fee
- Typical
- Often from around £999, sometimes tiered by price band
- When you pay
- Either up front, on completion, or deferred for a surcharge
- Best for
- Higher-value homes, where a percentage adds up quickly
- Watch out for
- Payable-anyway fixed fees are due even if your home doesn't sell
What a percentage fee actually costs
Every figure below includes 20% VAT, because that is what leaves your completion statement. A £999 fixed fee is shown for comparison.
| Sale price | 0.75% + VAT | 1% + VAT | 1.25% + VAT | 1.5% + VAT | 2% + VAT | £999 fixed |
|---|---|---|---|---|---|---|
| £150,000 | £1,350 | £1,800 | £2,250 | £2,700 | £3,600 | £999 |
| £250,000 | £2,250 | £3,000 | £3,750 | £4,500 | £6,000 | £999 |
| £350,000 | £3,150 | £4,200 | £5,250 | £6,300 | £8,400 | £999 |
| £500,000 | £4,500 | £6,000 | £7,500 | £9,000 | £12,000 | £999 |
| £750,000 | £6,750 | £9,000 | £11,250 | £13,500 | £18,000 | £999 |
Percentage figures are the fee plus 20% VAT, rounded to the nearest pound. Fixed fees vary by agent and price band; check whether the quote already includes VAT.
What the fee should include
- Professional photography and a floor plan
- Listings on the major portals your agent advertises on
- A written valuation with comparable local sales
- Accompanied viewings, or a clear statement that they are not included
- Offer handling, negotiation and progression through to completion
- An EPC if you don't already have a valid one — otherwise this is charged separately
What is negotiable
Ask for the fee in writing, including VAT
A "1%" quote is 1.2% once VAT is added. Always compare inc-VAT totals.
Shorten the tie-in period
Eight to twelve weeks is common; some agents will agree to four to six weeks. A shorter tie-in keeps the pressure on performance.
Ask what happens after the contract ends
Most agreements keep an introduction period, so you may still owe a fee if a buyer they introduced comes back later. Check the wording.
Get two or three quotes
Fees vary widely between agents in the same town. Quotes are the only reliable benchmark for your street.
Trade fee for service, not just price
A slightly higher fee that includes premium listings, accompanied viewings and active progression can be better value than the cheapest quote.
Work out your own fee
Enter your asking price and the rate you have been quoted. 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.
Get quotes from verified agents
Every agency in the Move Lane directory has passed Companies House verification. Ask two or three for a written, inc-VAT fee quote before you instruct anyone.
Estate agent fees: your questions answered
Typical UK figures for 2026. Always confirm quotes in writing, including VAT.
How much do estate agents charge in the UK?
Most high-street agents charge a percentage of the sale price — typically 0.75% to 2% plus 20% VAT for sole agency, and around 2% to 3% plus VAT for multi-agency. Fixed-fee agents often start from about £999. Fees are negotiable and vary by town and by property value.
Do estate agent fees include VAT?
Not always. Agents frequently quote the rate excluding VAT, so a 1% fee is really 1.2% of the sale price once 20% VAT is added. Ask for the total inc-VAT figure in writing before you sign.
Who pays the estate agent fee, the buyer or the seller?
The seller pays the estate agent. Buyers do not pay the selling agent's commission, though buyers have their own costs such as conveyancing, surveys and Stamp Duty.
When do you pay estate agent fees?
Under a standard no-sale-no-fee agreement, the fee is due on completion and is usually settled by your conveyancer out of the sale proceeds. Fixed-fee models differ: some are payable up front, some on completion, and some deferred for an extra charge.
Can you negotiate estate agent fees?
Yes. The percentage, the tie-in length, and what is included (photography, floor plans, premium listings, accompanied viewings) are all commonly negotiated. Getting two or three written quotes gives you the leverage to ask.
Do I still pay if my house doesn't sell?
With a no-sale-no-fee percentage agreement, no. With some fixed-fee models the fee is payable whether or not you sell, and withdrawal fees can apply. Check exactly which model you are signing.
Is a fixed fee cheaper than a percentage?
It depends on your price. At £150,000 a 1.25% fee inc VAT is roughly £2,250, so a £999 fixed fee is cheaper. At £500,000 the same percentage is about £7,500, where fixed fee saves far more. Run both against your own asking price before deciding.
What is the difference between sole agency and sole selling rights?
With sole agency, only that agent may market the property, but you owe nothing if you find a buyer entirely independently. With sole selling rights, the agent is owed the fee however the buyer is found — including by you. Sole agency is usually the better term for a seller.
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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