Thinking of selling your home? Most people focus on what they might make from the sale, but few stop to think about what it might cost. And yet, selling a house comes with its fair share of expenses that can quietly chip away at your final profit.
From estate agent commissions and solicitor fees to small fixes and moving costs, there’s more to selling a home than simply listing it and waiting for offers. Whether you’re selling for the first time or you’ve done it all before, here’s what you need to know about the real cost of getting your house sold.
Related:Guide to Selling a Flat
Fees to consider when selling
Let’s break down the key costs involved in selling your home. Not all of these will apply to everyone, but most sellers will encounter at least a few of them.
Agent fees
Estate agent fees are usually your biggest outgoing. They’re what you pay for getting your home listed, marketed, viewed, negotiated on, and ultimately sold. It’s a competitive space, but cheaper isn’t always better, especially if it takes longer to sell or gets you a lower price.
A good estate agent won’t just list your property, they’ll position it to attract serious buyers, handle time-consuming viewings, negotiate the best possible price, and help avoid costly delays or fall-throughs. A good agent can often cover their own cost by getting you a better sale price.
Average costs
High street estate agents typically charge between 1% and 3% of the final sale price, plus VAT. Online agents, by contrast, tend to offer fixed fees ranging from £600 to £1,500. So, if you’re selling a home for £300,000, you could expect to pay anywhere from £3,000 to £9,000 in agent fees, excluding VAT.
Capital Gains Tax
If you’re selling your main residence, CGT doesn’t apply. But if it’s a second home, student let, or rental property, you might owe HMRC a chunk.
Basic rate taxpayers: 18% on the gain
Higher rate taxpayers: 24% on the gain
It’s worth seeking professional advice, as factors like allowances, deductions, and how long you’ve owned the property can all affect what you owe.
Related: What Documents Do I Need to Sell My House?
Solicitor and conveyancing fees
A good solicitor is worth their weight in gold. They’ll handle all the legal paperwork involved in the sale and help ensure everything progresses smoothly. You can typically expect to pay between £700 and £1,200 plus VAT in legal fees, with additional costs of around £100 to £300 for disbursements such as ID checks or title transfers. It’s important to get a full quote up front, as some firms may charge extra for services like bank transfers.
EPC (Energy Performance Certificate)
An Energy Performance Certificate (EPC) is a legal requirement for selling a home in the UK, and without one, your property can’t be listed. It must be less than 10 years old at the point of marketing. An EPC typically costs between £60 and £120, though the exact price can vary depending on the size and location of your property, as well as the assessor you use.
This fee covers both the survey conducted by an accredited Domestic Energy Assessor and the certificate itself. If your home has had major upgrades, such as a new boiler, insulation, or double glazing, a new EPC could reflect a better rating, which may make the property more attractive to buyers.
Mortgage fees
If you still have a mortgage on the property, you could face charges for paying it off early or even just for closing the account. Early repayment charges (ERCs) typically range from 1% to 5% of your remaining mortgage balance, while exit or admin fees usually fall between £75 and £300. It’s always worth checking the terms with your lender before you list your home, as some mortgage deals are more flexible than others.
Property touch-up fees
A quick refresh can make a huge difference when selling your home. Buyers often make decisions based on first impressions, so simple improvements like a tidy garden or a freshly painted hallway can go a long way. Minor decorating and repairs typically cost between £500 and £1,000, while staging or a garden tidy-up might set you back £200 to £500. You don’t need to go overboard, just aim to make the property look well cared for and move-in ready.
Related:What Is Included In A House Sale
Removal fees
Once your home is sold, the next big step is the move itself, and it’s worth planning early. If you’re handling it yourself, van hire usually costs between £200 and £500. For full removal services, expect to pay anywhere from £800 to £2,000, depending on the distance, size of the property, and how much you’re moving. Prices can rise on weekends, and many companies offer optional extras like packing and unpacking to make the process easier.
Ready to take the next step and sell?
If you’re thinking about selling, knowing the likely costs is only part of the story. The next step? Understanding your property’s true value in today’s market and how best to position it for a successful sale.
Book a free, no-obligation valuation with Nicholas Humphreys today. Our local experts know your area, understand what buyers want, and can guide you every step of the way.
