How Much Does It Cost to Sell a House UK? A Complete 2025 Guide for Homeowners

Selling your home is one of the biggest financial decisions you’ll ever make — and one that comes with more hidden costs than most people expect. If you’ve been asking yourself, how much does it cost to sell a house UK, the answer isn’t as simple as a single number. There are estate agent commissions, solicitor fees, removal costs, and even taxes that can eat into your profit.

For a full breakdown of every possible expense, you can read this detailed guide on how much does it cost to sell a house UK that explains all the major fees and what you can do to save money when selling your property.

1. Estate Agent Fees

Estate agents are usually your biggest expense when selling a home. On average, estate agent fees in the UK range from 1% to 3% (plus VAT) of the final sale price. For example, if your home sells for £350,000, you might pay between £3,500 and £10,500 in fees.

While online agents can offer cheaper rates, working with experienced local estate agents can often result in a faster sale and a better price, since they know your area, market trends, and how to attract serious buyers.

2. Conveyancing Fees

Selling a house involves a lot of legal paperwork, which means hiring a solicitor or licensed conveyancer. These professionals handle contracts, verify property ownership, and oversee fund transfers. The average conveyancing fee for selling a property is between £800 and £1,800, depending on location and complexity.

3. Energy Performance Certificate (EPC)

Before you can list your property, you’ll need an Energy Performance Certificate (EPC). This shows how energy-efficient your property is, rated from A (best) to G (worst).

Getting an EPC typically costs £60–£120, and it’s valid for ten years. You can’t market your property without one, so this cost is unavoidable.

4. Home Repairs and Improvements

Making small upgrades before selling can make a huge difference in your home’s value. Fix leaky taps, repaint tired walls, or improve the garden — even minor changes can help you get better offers.

Most homeowners spend 1–2% of their property’s value on improvements before listing. Think of it as an investment that helps your property stand out from others on the market.

5. Mortgage Fees

If you still have an outstanding mortgage, you might have to pay an early repayment charge (ERC) or a mortgage exit fee. ERCs can be as high as 5% of your remaining balance, while exit fees are usually £100–£300.

Check your mortgage agreement carefully before you sell — some lenders are more flexible than others.

6. Moving and Removal Costs

Once the sale is done, you’ll have to actually move. Removal services in the UK cost £500–£1,500, depending on the distance and the size of your home.

You can cut costs by comparing quotes, decluttering before moving, or handling the packing yourself. But be realistic — moving an entire home without help is rarely worth the stress.

7. Capital Gains Tax (CGT)

If you’re selling a property that isn’t your main home, you might owe Capital Gains Tax on any profit. The rate depends on your income — typically 18% for basic-rate taxpayers and 28% for higher-rate taxpayers.

You usually don’t need to pay CGT if you’re selling your main residence, thanks to Private Residence Relief, but it’s best to check with a tax adviser if you’re unsure.

8. Home Staging and Photography

Professional photos and home staging can attract more potential buyers and even boost your selling price. A professional photographer might charge £150–£400, and staging a property could cost around £500–£2,000 depending on size and style.

While optional, good presentation is one of the fastest ways to speed up your sale and make your listing more appealing online.

9. Marketing and Listing Costs

If you’re using a traditional agent, marketing is usually included in their commission. But if you’re selling privately or through an online platform, expect to pay £100–£300 for property listings, virtual tours, or brochures.

These small investments can make a big impact on visibility — especially when most buyers now start their search online.

10. Hidden or Unexpected Costs

Always leave a little wiggle room in your budget for the unexpected. Maybe the survey reveals an issue that needs repair, or the buyer wants certain fixtures removed. Keeping £500–£1,000 aside for emergencies will save you last-minute stress.

Final Thoughts

So, how much does it cost to sell a house in the UK? Realistically, most homeowners spend between £5,000 and £10,000, depending on the property’s value and where it’s located. For larger or high-value homes, that number can be even higher.

The best way to control your expenses is to plan ahead, get multiple quotes, and work with trustworthy professionals. If you’re starting your selling journey, it’s smart to partner with reliable local estate agents who understand your area’s property market and can help you get the best deal for your home.



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