How Much Does It Cost to Sell a House?

How the estimate works

The calculator uses two simple calculations:

Estimated selling costs = estate agent fee + conveyancing + EPC + removals + mortgage charges + property-specific charges + other costs

Estimated amount left = sale price - mortgage balance - estimated selling costs

Your mortgage balance is not a selling fee. It is shown separately because the loan normally has to be repaid from the sale proceeds. The final redemption figure can differ from the balance shown on a recent statement because it may include interest and charges calculated up to completion.

Worked example

Suppose a home sells for £475,000 and the mortgage balance is £260,000. The seller enters the following assumptions:

The estimate is: £475,000 - £260,000 - £9,825 = £205,175 left after selling

In this example, selling costs equal about 2.1% of the sale price, while the estimated amount left equals about 43.2%. Those percentages help compare different sale-price scenarios, but they do not replace actual quotes.

What does it usually cost to sell a house?

There is no single total that suits every seller. The sale price affects percentage fees, while the property's tenure, location, size and complexity can affect legal and moving costs.

MoneyHelper's current selling guide gives broad planning ranges of 1% to 3% of the sale price for estate agent fees, £800 to £1,800 for legal fees, £60 to £120 for an EPC, and £400 to £1,000 or more for removals. These figures are useful for an early budget, but quotes should replace them as the sale progresses.

Estate agent fees

An estate agent may charge a percentage of the final sale price or a fixed fee. Check whether VAT is included, whether the fee changes under sole-agency, joint-agency or multi-agency terms, what marketing and sales progression are included, whether any amount is payable upfront, and when the fee becomes due if the sale falls through.

A lower percentage does not automatically mean a lower final cost. Compare the service, contract and total amount, then enter the fee you expect to pay into the calculator.

Solicitor or conveyancer fees

The legal professional handling the sale will prepare and review documents, respond to enquiries, arrange repayment of the mortgage and transfer the remaining money after completion. Ask whether the quote includes VAT, bank-transfer charges, identity checks and any extra work for a leasehold, shared-ownership or unusually complex title.

Energy Performance Certificate

You may not need to buy a new EPC if the property already has a valid one. GOV.UK says an EPC is normally required when a property is sold and is valid for 10 years. Check your property's EPC. If it is missing or expired, get quotes from accredited assessors and enter the chosen amount.

Removal costs

The price of moving depends on the volume of belongings, distance, access, packing service, insurance and time of year. Get written quotes based on the actual move rather than relying on a national average.

Mortgage charges

Check the mortgage offer or ask the lender for a redemption statement. A sale can trigger an early repayment charge if the mortgage is repaid during a fixed or discounted deal. MoneyHelper advises sellers to check for early repayment charges and exit fees and to ask the lender whether porting the mortgage is possible.

Leasehold and shared-ownership charges

Leasehold sellers may face extra legal work and charges for information supplied by a freeholder or managing agent. Shared-ownership sellers may also have valuation, nomination, sales or legal costs set by the housing provider. Request the relevant fee schedule early.

Repairs, cleaning and presentation

Repairs and presentation are choices rather than compulsory selling fees. Keep optional preparation costs separate from the unavoidable transaction costs. That makes it easier to see what can be changed if the budget is tight.

Costs this calculator does not automatically include

Tax on an onward purchase

Stamp Duty Land Tax is normally a buyer's cost in England and Northern Ireland, not a cost of selling the existing home. Different property taxes apply in Wales and Scotland.

Capital Gains Tax

Many people selling their only or main home qualify for Private Residence Relief. GOV.UK explains the conditions. The calculator does not estimate tax. Get professional advice if the property was let, used for business, inherited or owned as an investment.

Buying costs

A survey, mortgage valuation, mortgage product fee and legal work on the next property belong in the purchase budget. Keeping buying and selling costs separate avoids double counting.

How to make the estimate more accurate

1. Check recent house prices and use a realistic expected sale price.
2. Ask the lender for a current mortgage balance and details of any redemption charges.
3. Compare estate agent contracts on a VAT-inclusive basis.
4. Get itemised legal and removal quotes.
5. Check whether the property already has a valid EPC.
6. Ask the freeholder, managing agent or housing provider about property-specific fees.
7. Revisit the calculation when the offer, completion date or quotes change.

The result should be treated as a range until the sale price and completion statement are confirmed.

Sources and review note

• MoneyHelper: Selling a house or flat
• GOV.UK: Energy Performance Certificates when selling a home
• GOV.UK: Private Residence Relief

Guidance and cost ranges were last reviewed on 28 August 2026.