Average Cost of Selling a House in the UK
The average cost of selling a house in the UK is around £5,000, covering estate agent, conveyancing and EPC fees. See the full breakdown and how to pay less.
The average cost of selling a house in the UK is around £5,000 for a typical home once you include estate agent, conveyancing and EPC costs. Your actual bill can be lower or much higher depending on your sale price, the agent you choose, your mortgage and whether the property is leasehold.
The tricky part is that not every cost arrives at the same time. Some are fixed, some rise with the value of your home and others only apply in certain situations.
Here is a clear breakdown of the main selling costs in 2026, when you normally pay them and how to estimate what you could actually walk away with after the sale.
What is the average cost of selling a house?
A useful 2026 benchmark is around £5,000 for an average UK home, before removals and any mortgage penalties. The biggest cost is usually the estate agent. Legal fees and an EPC make up most of the rest, while leasehold charges, removals and early repayment charges can increase the total.
How much does it cost to sell a house? Full breakdown
Cost | Typical 2026 guide | Notes |
Estate agent | Often around 1.42% incl. VAT for a sole-agency high-street fee | Fixed-fee and online models price differently. |
Conveyancing | Around £800-£1,800 is a useful wider legal-cost guide | Leasehold and complex sales can cost more. |
EPC | Around £60-£120 | Only needed if you do not already have a valid EPC or an exemption applies. |
Removals | Around £400-£1,000+ | Varies by distance, volume and service. |
Mortgage fees | Varies | Exit fees or early repayment charges depend on your mortgage. |
Leasehold / situational | Varies | Management packs and other third-party charges can apply. |
These are guide figures, not quotes. Always check the price and what is included before instructing a provider.
Estate agent fees
This is usually the biggest selling cost. MoneyHelper says estate agent fees can range widely and gives 1.42% including VAT as the average fee in 2026. On a £300,000 sale, 1.42% would be £4,260.
Traditional agents often charge a percentage of the final sale price. Online and hybrid agents may use a fixed fee instead. When comparing prices, check whether VAT is included and whether photography, floorplans, viewings or other services cost extra.
Conveyancing and solicitor fees
You will normally need a solicitor or licensed conveyancer to handle the legal transfer of the property. Costs depend on the sale and can be higher for leasehold homes or complicated title issues. Read Conveyancing for Sellers for the process, or see our solicitors’ fees guide for more detail on legal costs.
Energy Performance Certificate (EPC)
Most sellers need a valid EPC before marketing the property.The typical cost is around £60 to £120. Before ordering a new one, check whether your property already has a valid certificate. EPCs are normally valid for 10 years.
Removal costs
Removal costs depend on how much you own, how far you are moving and whether you want packing or dismantling services. A broad guide would be around £400 to £1,000 or more.
Get quotes early if you are moving at a busy time or over a long distance. It is easier to compare properly before your completion date is looming.
Mortgage costs
Check your mortgage before listing. Some lenders charge an exit or administration fee. If you sell during a fixed or discounted period, an early repayment charge may also apply.
The charge can be much larger than the routine costs of selling, so ask your lender for a redemption statement or an estimate before you set your moving budget.
Situational costs
Some costs only apply to particular properties. Leasehold sellers may need to pay for a management information pack. You might also have charges linked to indemnity insurance, title documents, specialist certificates or resolving legal issues before completion.
These are exactly the costs that can make a simple online calculator underestimate the final bill.
Do you pay stamp duty or Capital Gains Tax when selling?
Sellers do not pay Stamp Duty Land Tax simply for selling a property. SDLT is generally a tax paid by buyers on qualifying purchases in England and Northern Ireland. Scotland and Wales use their own property transaction taxes.
Capital Gains Tax is different. If the property has been your only or main home throughout your ownership and you meet the conditions for full Private Residence Relief, you will usually have no CGT to pay. Tax can apply to second homes, buy-to-let properties or homes that do not fully qualify for the relief.
If CGT is due on a UK residential property, it normally needs to be reported and paid within 60 days of completion. Tax rules depend on your circumstances, so take professional tax advice if you are unsure.
How much will you actually make? Working out your net proceeds
Your sale price is not the amount that lands in your bank account. A simple estimate is:
Sale price - outstanding mortgage - selling costs = estimated net proceeds
For example, imagine you sell for £300,000, have £180,000 left on your mortgage and estimate £5,500 in selling costs. Your rough net proceeds would be £114,500.
That is only an illustration. It does not include the cost of buying your next home, and your actual mortgage redemption figure can change up to completion.