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Selling your home can be exciting — until you start adding up the bills. From estate agent commissions to legal fees and removal costs, the process of selling a house in the UK isn’t cheap. Understanding every cost upfront helps you stay in control of your budget and prevents unwanted surprises. So, let’s unpack how much it costs to sell a house in the UK in 2025 and where your money actually goes. If you’re also planning upgrades before selling, here’s a useful guide on what adds value to a house.
Estate Agent Fees
Estate agents are the first and often largest expense when selling your home. Their typical fee ranges from 1% to 3% of the property’s final sale price, plus VAT. That means for a £300,000 property, you might pay anywhere between £3,000 and £9,000.
These fees cover marketing, photography, negotiations, and viewings — essential parts of achieving a good sale price. Online or hybrid estate agents sometimes offer fixed fees (£500–£1,500), but local agents usually deliver stronger buyer connections and faster sales.
Conveyancing and Legal Fees
Selling a home means dealing with paperwork — and that’s where conveyancers come in. Expect to pay £800 to £1,500 for a solicitor or licensed conveyancer to handle:
- Drafting contracts
- Managing title transfers
- Communicating with the buyer’s solicitor
- Overseeing completion
If your property is leasehold, the fee can rise by £200–£400 because extra checks are required.
Some sales are more complex, like when the property is part of a deceased estate. If that applies to you, this guide on probate sale explains how the process works and what additional legal steps are involved.
Energy Performance Certificate (EPC)
An Energy Performance Certificate (EPC) is legally required when selling a home in the UK. It measures your property’s energy efficiency on a scale from A to G.
- Cost: £60–£120
- Validity: 10 years
Having a higher EPC rating can make your property more attractive to eco-conscious buyers and even improve your final sale price.
Mortgage Fees and Early Repayment Costs
If you’re still paying off your mortgage, double-check for any early repayment or exit fees. Many lenders charge 1% to 5% of the remaining balance if you sell before your fixed term ends.
You may also need to pay a mortgage exit administration fee (£50–£300). Always consult your lender before listing the property so you can factor these costs into your budget.
Home Improvement and Presentation Costs
Presentation matters. Small investments can significantly increase your property’s appeal.
- Fresh paint and minor repairs: £500–£1,000
- Professional staging: £1,000–£2,000
- Garden tidy-up: £300–£800
A neat, welcoming home creates stronger first impressions and encourages higher offers. Even basic DIY improvements can make a big difference to the final sale price.
Removal and Moving Costs
The cost of moving varies depending on how far you’re going and how much furniture you have.
- Local move: £400–£800
- Long-distance move: £1,000–£2,000
- Packing materials: £100–£200
You can cut costs by decluttering early or hiring a “man and van” service instead of a full removal company.
Capital Gains Tax (If Applicable)
If you’re selling your primary residence, you won’t pay Capital Gains Tax (CGT). However, if it’s a second home or an investment property, you might owe tax on your profit.
- 18% for basic-rate taxpayers
- 28% for higher-rate taxpayers
Keeping receipts for home improvements can help you reduce your taxable gain since those expenses can be deducted from your total profit.
Other Hidden or Overlooked Costs
Even smaller costs can add up quickly:
- Mail redirection for three months: around £33
- Professional cleaning before handover: £100–£300
- Storage if you move out before buying another home: £50–£150/month
Being aware of these minor expenses helps you prepare a more accurate total.
How Long Does It Take to Sell a House in the UK?
On average, it takes 8 to 12 weeks to sell a house in the UK, depending on location, condition, and pricing strategy. To understand timing better, you can check this full guide on how long it takes to sell a house UK.
Busy urban markets like London or Manchester tend to move faster, while rural or luxury properties might take longer to attract the right buyer. A well-priced, well-presented home typically sells within two months.
Total Cost Summary
So, what’s the average cost to sell a house in the UK? Here’s a general estimate for a £300,000 property:
- Estate agent: £4,500 (1.5%)
- Conveyancing: £1,000
- EPC: £80
- Removal: £700
- Miscellaneous: £500
Total Estimated Cost: £6,500–£8,000
While that may sound high, remember these costs help ensure a smooth transaction and protect you legally during the sale.
Tips to Reduce Selling Costs
- Compare agent fees before committing
- Negotiate where possible — many agents will lower rates to win your listing
- Choose off-peak moving days for better deals
- Prepare paperwork early to avoid legal delays
- Fix minor issues yourself instead of paying contractors
A bit of planning can easily save you hundreds or even thousands of pounds.
Final Thoughts
Selling a home in the UK isn’t just about finding a buyer; it’s about navigating the hidden costs efficiently. Once you understand estate agent commissions, legal fees, and timing, the process becomes far less intimidating.
If you’ve wondered how much it costs to sell a house UK, now you know: budgeting around 2–4% of your home’s value is a smart rule of thumb. Preparation, transparency, and professional guidance can make every penny count toward a successful sale