In short
Selling a UK home in 2026 costs the average mover around 2 – 3% of the sale price once everything is added up — agent commission is the largest line, but conveyancing, removals, mortgage redemption and (for some) capital gains all add up. The two biggest variables are your agent's percentage and whether you're inside a mortgage early-repayment window.
Last updated . Reviewed by FindYourAgent editorial.
Every cost on a typical UK sale
The list below covers the costs that hit the seller. The buyer has their own bill — stamp duty, mortgage arrangement, survey — which doesn't come out of your proceeds.
| Cost | Notes |
|---|---|
Estate agent commission £1,500 – £15,000+ 1.0% – 1.8% + VAT (sole agency, high street) | Online flat-fee agents charge £900 – £1,995 upfront or on completion. The cheaper option only wins if the agent actually sells the home — failed listings still cost the upfront fee. |
Conveyancing (sale side only) £800 – £1,800 Around £1,150 for a freehold; £1,400+ for leasehold | Includes searches paid by the buyer, but you cover the seller's solicitor fee, leasehold management pack admin (£200 – £450) and bank transfer fees on completion. |
Energy Performance Certificate £60 – £120 £75 | Legally required before marketing. Lasts 10 years — check the existing register before paying for a new one. |
Mortgage redemption admin £75 – £300 £200 | Lender admin fee for closing the mortgage on completion. Separate from any early repayment charge. |
Early repayment charge (ERC) 0% – 5% of balance 0% if you're outside the fixed period | On a £200,000 balance, a 3% ERC is £6,000. Check your mortgage offer before agreeing a completion date — moving by even two weeks can avoid this. |
Removals £400 – £2,500 £950 for a 3-bed, 30-mile move | Packing service adds £250 – £600. Prices spike on Fridays and at month-end. |
Capital gains tax 0% – 24% of gain £0 on a main residence | Only applies to second homes, BTL or part-let properties. Main residence is fully exempt under Private Residence Relief. |
Help to Buy equity loan 20% – 40% of current value Whatever % you originally borrowed | If you bought with Help to Buy, the loan is settled at completion using a RICS valuation — usually higher than your purchase price. |
Three worked examples
Same fee structure assumed across each, no early-repayment charge except where noted. Round numbers are deliberate — your conveyancer's quote will land within ±£200 of these.
£200,000 sale (typical Northern terrace)
- Agent (1.2% + VAT)
- £2,880
- Conveyancing (freehold)
- £1,000
- EPC
- £75
- Removals
- £700
- Mortgage admin
- £150
- Total selling costs
- £4,805
- As % of sale price
- 2.4%
£350,000 sale (typical 3-bed semi)
- Agent (1.2% + VAT)
- £5,040
- Conveyancing (freehold)
- £1,200
- EPC
- £90
- Removals
- £1,100
- Mortgage admin
- £200
- Total selling costs
- £7,630
- As % of sale price
- 2.2%
£600,000 sale (London leasehold flat)
- Agent (1.5% + VAT)
- £10,800
- Conveyancing (leasehold)
- £1,650
- Leasehold management pack
- £350
- EPC
- £90
- Removals
- £1,400
- Mortgage ERC (2% remaining)
- £8,000
- Total selling costs
- £22,290
- As % of sale price
- 3.7%
Where most sellers overspend
Three patterns come up again and again in the seller stories we collect. None of them are complicated, all of them are avoidable.
Signing the first agent who walks through the door
On a £350k sale, the difference between 1.0% and 1.5% commission is £2,100 plus VAT. Three valuations is the minimum, and the highest valuation almost never comes with the lowest fee.
Completing while still inside a mortgage fixed term
ERCs are typically 1 – 5% of the outstanding balance. On a £200k mortgage, a 3% ERC is £6,000 — far more than the cost of pushing completion back two weeks.
Booking removals on a Friday at month-end
The single busiest slot of the year. A mid-week, mid-month booking is typically 20 – 30% cheaper for the same lorry and crew.
Run your own numbers
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