The Cost of Selling a House in the UK (2026): Full Breakdown
Buyers obsess over stamp duty; sellers often forget there's a bill on their side too. Selling an average UK home typically costs £5,000–£10,000 — and the biggest line, estate agent commission, is also the most negotiable. Here's the full checklist, with a worked example on a £290,000 home.
The full cost checklist
| Cost | Typical amount | Notes |
|---|---|---|
| Estate agent fee | ~1.42% inc VAT (0.9%–3.6%) | The big one. Online agents charge a fixed fee instead. |
| Conveyancing (legal) | £610–£950 | More for leasehold. |
| EPC certificate | £60–£120 | Required to market; valid 10 years. |
| Removals | £400–£2,000 | Depends on distance and volume. |
| Mortgage exit / ERC | £0–£thousands | Early Repayment Charge if you leave a fixed deal early. |
| Leasehold management pack | £200–£800+ | Leasehold flats only. |
| Capital Gains Tax | Usually £0 | Only on second homes / non-main-residence. |
Estate agent fees: where the money goes
On a £290,000 sale, the average high-street fee of ~1.42% including VAT is about £4,000. That's the single biggest cost — and the one you can move most:
- Negotiate the percentage. Quoted fees are rarely fixed; 0.9–1.2% is achievable.
- Sole vs multi-agency. Multi-agency finds buyers faster but costs more per sale.
- Online/fixed-fee agents charge a flat fee (often a few hundred to ~£1,500) — cheaper, but you do more of the work and sometimes pay upfront whether or not it sells.
- Always check whether the quote includes VAT — a "1%" fee is really ~1.2% with VAT.
Worked example: £290,000 home
- Estate agent (1.42% inc VAT): £4,118
- Conveyancing: £800
- EPC: £90
- Removals: £900
- Total ≈ £5,900 (before any mortgage ERC, leasehold pack or CGT)
Don't forget the tax on the other side. If you're selling to buy, your big new cost is stamp duty on the purchase. Selling your main home is normally CGT-free (Private Residence Relief); CGT bites on second homes and buy-to-lets.
Budgeting the move both ways?
Work out the stamp duty on your next purchase, then add these selling costs for the full picture of moving home.
Try the UK Stamp Duty Calculator →Frequently asked questions
How much to sell a UK house?
Typically £5,000–£10,000 — mostly estate agent fees, plus conveyancing, EPC and removals.
What are estate agent fees?
About 1.42% including VAT on average (range 0.9%–3.6%); online agents charge a fixed fee.
Do I pay tax when I sell?
Normally no CGT on your main home; CGT can apply to a second home or buy-to-let.
Related
Sources
- HomeOwners Alliance — Cost of selling a house / estate agent fees (2026)
- GOV.UK — Private Residence Relief and Capital Gains Tax on property
- Compare My Move — conveyancing, EPC and removal cost ranges (2026)
Figures as of 2026 and are typical market ranges, not quotes — costs vary by agent, region, property type and lender. General information, not regulated financial advice (FCA).
Cite this article
Randive, A. (2026). The Cost of Selling a House in the UK (2026): Full Breakdown. DecisionsCalc. https://decisionscalc.com/articles/cost-of-selling-a-house-uk/