How much does it cost to sell a house?

Selling your house is exciting, but the costs can quickly add up to more than you expect if you’re not prepared. While you won’t need to pay stamp duty on your sale, you’ll still face several fees that can total thousands. The good news? Understanding these costs upfront helps you budget properly and find savings opportunities.

The cost of selling your house will vary depending on certain factors, such as the sale price, the size and location of your house, and which professionals (estate agent, conveyancer, etc.) you pick. Here’s a quick breakdown of the costs of selling a property to a seller and what you might expect to pay:

The cost of selling your house depends on your property value, chosen services, and circumstances. For example for a property worth £300,000, your costs could be anywhere from £4,000 to £10,000, but could be more if you need to pay an early repayment charge (ERC).

Estate agent fees are likely to be one of the biggest costs you face when selling your home. Most estate agents charge between 1% and 3.5% of the sale price, but this might be different if you use an online estate agent (who may charge a flat fixed fee).

For example, if your estate agent charges 2% on a sale price of £300,000, your fee would be £6,000. Whereas an online estate agent typically charges a flat fee between £300 and £1,500, regardless of the value of the property.

Whatever type of estate agent you go for, remember to ensure you understand exactly what’s included in the fees you’re paying. Choosing the cheapest isn’t necessarily the best option.

When researching, look at their track record for receiving asking price, what their reviews say, and how they communicate. It’s always best to get quotes and talk to multiple agents to find the right one for you.

Your next most expensive cost will likely be your conveyancing fees (legal costs). You’ll need to hire a conveyancer to carry out the legal side of transferring your property to the buyer.

Fees can vary depending on who you choose as your conveyancer, their service quality, and the sale price of your property. Although there’s no legal obligation to hire a conveyancer, the process is complex, you’ll typically require a conveyancer to navigate this on your behalf, such as giving and receiving of legally binding promises throughout the transaction.

You can expect to pay anywhere between £800 and £1,800 for legal fees. If the property you’re selling is a leasehold, expect to pay a little more since these properties are more complex to process with additional legal work.

• Legal fees: this is what you’re charged for the conveyancer completing their work.
• Disbursements (additional fees): These are third-party costs that the conveyancer incurs on your behalf such as ID checks, search packs, or supplements.

When you’re looking for a conveyancer, make sure you fully understand what’s included in their quote and what isn’t. You’ll be surprised how often people come across charges they didn’t expect.

What if I’m buying and selling at the same time?

If you’re buying and selling a property at the same time, your conveyancer should have no issue handling both of your transactions.

This will increase the cost, since conveyancing for the buying side is different from the selling, with different tasks and processes to complete.

Before listing your home for sale, you’ll need a valid EPC (it’s a legal requirement). If you don’t have one, not to worry, getting an EPC is straightforward and your estate agent should be there to support you.

If you’ve purchased a home in the last 10 years, you may already have a valid EPC that can be used. You can check by using the EPC retrieval page by searching for your postcode.

If yours has expired, you’ll need an assessor to visit your home and provide an A to G rating on how efficient your home is, with A being the most efficient. This helps potential buyers understand the costs of running the property before purchasing.

You can search for an accredited energy assessor here.

They cost between £60 and £120, and if your property is listed without one you could face fines of up to £5,000.  

If you’re selling a property that has an existing mortgage and you’re still within the initial deal time (2 to 5 years fixed-rate for example), you may have to pay an early repayment charge (ERC). ERCs can be pretty expensive (usually 1% to 5% of the remaining mortgage balance).

If you plan on staying with the same lender, you may be able to ‘port’ your mortgage. Porting your mortgage is when you transfer your existing mortgage to a new property, and can help you avoid ERCs completely.

Learn more: A full guide to mortgages

You may also have to pay an admin charge if you’re changing lenders, this can cost anywhere between £0 and £300.

While the above costs are the main expenses most sellers face, there are a few other potential costs to be aware of depending on your circumstances:

Capital gains tax

If you’re selling a second home, buy-to-let property, or a home that wasn’t your main residence, you may need to pay capital gains tax on any profit you’ve made. The current rates are 18% for basic rate taxpayers and 24% for higher rate taxpayers. However, you won't pay CGT when selling your main home due to private residence relief. It is always recommended to consult a tax specialist if you have questions or concerns about potential tax liability.

Property repairs and improvements (varies)

You might want to carry out minor repairs or improvements before putting your house on the market to help it sell faster or achieve a better price. This could include anything from fixing a leaky tap to repainting walls or replacing worn carpets. Costs vary widely depending on what needs doing.

Professional cleaning (£100 - £300)

A deep clean before viewings can make your property more appealing to buyers. Professional cleaning services typically charge between £100 and £300 depending on your property size, though this isn't essential if you're happy to do it yourself.

Storage costs (£50 - £200 per month)

If there's a gap between moving out and moving into your new home, or you need to declutter for viewings, you might need temporary storage. Self-storage units typically cost £50 to £200 per month depending on size and location.