Many homeowners focus only on estate agent fees, but the hidden costs when selling a house in the UK can add up quickly if you’re not prepared. If you’re asking what does it cost to sell a house, the answer includes much more than agent commission alone.
This guide explains the most common selling costs beyond agent fees, helping you budget accurately, understand estate agent selling fees in the UK, and avoid last-minute surprises.
Estate Agent Selling Fees in the UK
Estate agent fees are usually the largest single cost when selling a property.
- Typically 1%–3% plus VAT
- Paid on completion
- Negotiable in most cases
The exact estate agent selling fees UK homeowners pay depend on the agent, property value, and local market conditions.
👉 See the full breakdown here: Estate Agent Fees
Conveyancing Fees
You’ll need a solicitor or conveyancer to handle the legal side of the sale.
- Average cost: £500–£1,500
- Covers contracts, legal checks, and completion
- Fees may be higher for leasehold or complex properties
Conveyancing is an essential part of the cost of selling a house in the UK and should be factored in early.
Energy Performance Certificate (EPC)
An EPC is legally required when selling a home.
- Typical cost: £60–£120
- Valid for 10 years
If your EPC has expired, you’ll need to arrange a new one before marketing your property.
Mortgage Exit and Early Repayment Fees
Some mortgage lenders charge additional fees when you sell:
- Mortgage exit fees
- Early repayment charges if you repay your mortgage early
Always check your mortgage agreement, as these charges can significantly affect what it costs to sell a house.
Property Repairs and Presentation Costs
To attract buyers and achieve the best sale price, many sellers spend money on:
- Minor repairs
- Painting and decorating
- Professional cleaning
- Home staging
These costs are optional, but they can improve buyer interest and help your property sell faster.
Removal and Moving Costs
Moving expenses vary depending on distance and property size.
- Local moves: a few hundred pounds
- Long-distance moves: £1,000 or more
Getting multiple quotes can help reduce this part of the cost of selling a house in the UK.
📊 Cost of Selling a House UK Calculator (Simple Guide)
Use the breakdown below to estimate what does it cost to sell a house in the UK.
Step 1: Estate Agent Fees
Typical rate: 1%–3% + VAT
Example:
£300,000 × 1.5% = £4,500
VAT (20%) = £900
Total: £5,400
Step 2: Conveyancing Fees
£500–£1,500
Step 3: EPC Certificate
£60–£120
Step 4: Mortgage Exit Fees
£0–£300+ (check lender)
Step 5: Removal Costs
£300–£1,000+
Estimated Total Cost
Most sellers should budget 2%–5% of the final sale price.
This simple cost of selling a house UK calculator approach helps you plan accurately and avoid unexpected expenses.
Total Cost of Selling a House in the UK
When all costs are combined — estate agent fees, legal fees, certificates, repairs, and removals — the total cost of selling a house in the UK typically falls between:
2% and 5% of the final sale price
Planning ahead helps protect your final sale proceeds.
How to Reduce Selling Costs
You can reduce the overall cost of selling by:
- Negotiating estate agent selling fees
- Comparing solicitor and conveyancer quotes
- Avoiding unnecessary upgrades
- Planning removals well in advance
Small savings across multiple areas can make a big difference.
Final Thoughts on Hidden Selling Costs
Understanding the hidden costs when selling a house allows you to budget accurately, avoid surprises, and stay in control of your finances.
If you’re wondering what does it cost to sell a house, planning ahead and using a clear cost breakdown ensures the process remains smooth and stress-free.
FAQs: Hidden Costs When Selling a House
What does it cost to sell a house in the UK?
The total cost of selling a house in the UK usually ranges from 2%–5% of the final sale price, including estate agent fees, legal costs, EPCs, and moving expenses.
Are estate agent selling fees included in total selling costs?
Yes. Estate agent selling fees in the UK are typically the largest part of the total cost and are charged as a percentage of the final sale price plus VAT.
Can I calculate the cost of selling a house in the UK?
Yes. Using a cost of selling a house UK calculator or a structured breakdown like the one above can help you estimate selling costs accurately.
