Costs to sell a house calculator: How To Use
A house selling cost calculator helps you estimate the total expenses involved in selling your property by factoring in estate agent fees, conveyancing costs, EPC certificates, removal expenses, and additional charges, providing accurate budget planning for your property transaction.
UK property market data reveals significant costs associated with selling homes across the country. Research shows that selling an average UK property worth £234,370 costs approximately £5,583 in total fees. More recent analysis indicates costs can range between £5,097 to £8,034 for properties valued around £234,853. Estate agent fees represent the largest expense, averaging 1.18% of the sale price or approximately £2,765 for an average property. For a £292,000 property in 2025, total selling costs reach around £6,700, with estate agent fees at 1.5% contributing £4,380 to this total. The average UK house sale in 2025 costs around £6,700, mainly from agent and legal fees.
Our cost to sell a house calculator already includes all the costs. You can easily adjust the resale value of your property, input professional fees such as estate agents’ and solicitors’ fees, and deduct any other costs such as cleaning or the cost of hiring a professional moving company.
Calculating the cost of selling a house can appear a bit complex because some fees are typically charged as a percentage rather than a flat rate. For instance, if your estate agent charges a percentage of the sale price, the amount you pay them will vary depending on the price achieved.
Don’t forget to use our hidden costs calculator to help you work out the hidden cost of moving.
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Hidden costs of selling a house calculator
In our modern society, where all our bills are paid with direct debits, the hidden costs of selling a house in the UK are often overlooked.
These costs can easily run into tens of thousands of pounds over the average six-month period for selling a house. This calculator is designed for ease of use, enabling you to work out the not-so-obvious costs of selling a home.
Hidden Costs of Selling a UK House Calculator
Fixed One-off Costs (£)
Monthly Costs (£)
Total Estimated Cost
How Much Does It Cost to Sell a House?
Understanding the full cost structure helps you budget effectively for your property sale. The main expenses fall into several categories, each contributing to your overall selling costs. Estate agent fees form the largest component, followed by legal fees, administrative costs, and moving expenses.
The following table provides a comprehensive breakdown based on current market rates for a property valued at £285,000:
| Cost Category | Percentage/Fixed Fee | Estimated Amount | Notes |
|---|---|---|---|
| Estate Agent Fees | 1.42% inc VAT | £4,047 | Largest single expense |
| Conveyancing Fees | Fixed | £850-£1,500 | Depends on property type |
| EPC Certificate | Fixed | £60-£120 | Valid for 10 years |
| Removal Costs | Fixed | £420-£1,800 | Based on distance/service |
| Mortgage Exit Fees | Fixed | £50-£300 | If applicable |
| Total Estimated Cost | £5,427-£7,665 | Excluding optional extras |
This breakdown shows how costs accumulate across different services, with estate agent commissions dominating the expense structure for most property sales. Professional conveyancing and removal services contribute substantially to the total, whilst administrative fees like EPC certificates represent smaller but mandatory costs.
What Are the Biggest Costs When Selling Your Property?
These are three of the biggest costs:
Estate Agent Commission Fees
Estate agent fees represent the most significant expense, with high street agents charging between 0.75% to 3.5% of your property’s sale price. The average fee sits at 1.18% plus VAT, meaning a £300,000 property would incur approximately £4,200 in agent costs. Multi-agency agreements cost more, ranging from 2% to 3% plus VAT, though they may achieve faster sales.
Legal and Conveyancing Expenses
Conveyancing fees vary between £400 to £1,500 depending on transaction complexity. Freehold properties with no mortgage average £575 including VAT, whilst leasehold properties with existing mortgages can cost up to £805 including VAT. These fees cover contract management, property searches, and funds transfer.
Administrative and Compliance Costs
Energy Performance Certificates cost between £35 to £150 plus VAT and remain valid for 10 years. Removal services range from £250 for local moves to over £4,000 for premium long-distance relocations.
Real-Life Success Story: Rachel from Preston
Rachel faced a challenging situation when her job relocated from Preston to Edinburgh with just eight weeks’ notice. Her Victorian terrace needed updating, and local estate agents warned that achieving the best price could take 4-6 months in the current market conditions.
Rather than risk losing her promotion opportunity or settling for a rushed sale below market value, Rachel explored guaranteed purchase options. Traditional estate agents quoted fees of £4,500 plus months of uncertainty, with no guarantee of completion within her deadline.
Rachel contacted Property Saviour, who provided a comprehensive cost comparison showing how their guaranteed purchase service eliminated estate agent fees, accelerated legal processes, and provided certainty within her tight timeframe. The guaranteed completion date allowed Rachel to accept her new position with confidence, knowing exactly when funds would be available for her Edinburgh property purchase.
If you’re facing similar time pressures where traditional selling costs and delays could jeopardise important opportunities, Property Saviour understands these challenges completely. Our compassionate team provides guaranteed property purchases that eliminate uncertainty whilst offering competitive prices that often exceed what sellers receive after deducting traditional selling costs.
What Homeowners Really Experience
Our analysis of property forums reveals fascinating insights about selling costs that estate agents rarely discuss openly. Many homeowners express shock at how quickly expenses accumulate, with one Reddit user noting that their £140,000 property sale and £200,000 purchase required savings of £25,000-£30,000 to cover all associated costs.
Experienced sellers consistently highlight unexpected expenses that calculators often miss, including early mortgage repayment charges that can reach £3,500, mortgage arrangement fees of £999, and surveyor costs of £750. Several forum contributors emphasise that whilst estate agent fees appear manageable as percentages, the absolute amounts can be substantial – with 1-2% commission on a £250,000 sale meaning £2,500-£5,000 in fees.
The consensus among property professionals suggests that whilst calculators provide useful estimates, actual costs often exceed initial projections due to additional services, upgraded options, or unexpected complications during the selling process.
How Do You Calculate Estate Agent Fees for Your Property Sale?
Estate agent fees follow straightforward percentage calculations, but the rates vary significantly based on service type and local market conditions. High street agents offering sole agency services average 1.42% including VAT, whilst multi-agency arrangements increase to 2.4%-3.6% of the sale price.
For a £250,000 property, sole agency fees would cost approximately £3,550, whilst multi-agency could reach £9,000. Online agents offer fixed-fee alternatives ranging from £600-£1,500 including VAT, though these services often require upfront payments regardless of sale success.
What Additional Costs Should You Include in Your Selling Calculator?
Beyond the main expenses, several additional costs can impact your total selling budget. Mortgage exit administration fees range from £50-£300, whilst early repayment charges can reach 1-5% of your outstanding loan amount. Capital gains tax applies to second properties or investment homes, calculated on the profit above £12,300 for higher-rate taxpayers at 28%.
Property preparation costs vary enormously based on required improvements, from minor decorating expenses to significant repairs that enhance marketability. Some sellers invest thousands in staging and presentation, whilst others prefer selling in current condition.
How Long Do House Sales Take and How Does This Affect Costs?
House sales average 5-9 months from initial marketing to completion, with properties going under offer within 38 days on average2. This timeline affects costs through ongoing mortgage payments, council tax, and insurance during the selling period.
Faster sales reduce these carrying costs but may require accepting lower offers or paying premium estate agent fees for accelerated marketing. The average time to find a buyer takes 50 days, followed by 12 weeks to complete the sale2.
Removal Costs
Moving cost can range from £250 to £4000 + VAT
This cost range varies depending on the following factors:
- Quantity of items to be moved
- Decision on who handles the boxing up
- Accessibility of your house
- Distance to your new home
- Storage space requirements
If you are considering the DIY approach to moving, you must take into account the costs of hiring a van, purchasing goods in transit insurance, covering fuel expenses, and acquiring suitable packing materials. While this method may be cheaper than using a removal firm, it can lead to a significantly more stressful experience from a logistical standpoint.
It is essential to ensure that you have adequate household contents insurance. For instance, does your policy cover you for the move? If not, you might need to pay a premium of £20-£30 to obtain the additional coverage required. Alternatively, removal firms may offer to provide coverage under their own insurance policy for a fee.
Conveyancing Solicitor Fees
Cost Range: £1,250 – £1,500 inc. VAT
Conveyancing solicitor fees can vary significantly from one property to another. Some solicitors may charge a percentage of your home’s value, while others may offer a more secure fixed fee.
When selling a house, solicitor fees are typically lower compared to when buying a house. The cost of conveyancing will depend on whether the property is leasehold or freehold, as well as whether there is a mortgage involved.
If the property has a mortgage and is leasehold, the conveyancer will have more work to do, leading to a higher fee being charged.
| Property Type | Cost |
|---|---|
| Freehold + no mortgage | £575 inc. VAT |
| Freehold + mortgage | £612 inc. VAT |
| Leasehold + no mortgage | £768 inc. VAT |
| Leasehold + mortgage | £805 inc. VAT |
When selling your home, it’s important to involve a licensed conveyancer or specialist solicitor early in the process to handle the conveyancing. Finding a conveyancing expert at the beginning of the selling process can help ensure a smooth experience.
We Buy Any House: Property Saviour’s Alternative to Traditional Selling Methods
When traditional selling costs feel overwhelming or timelines become challenging, Property Saviour offers a streamlined alternative that eliminates estate agent fees, accelerated legal processes, and guaranteed completion dates. Our service provides 70-75% of market value with no estate agent commissions, conveyancing support, and predictable timelines.
For sellers facing urgent circumstances, financial pressures, or properties requiring significant work, our guaranteed purchase service often delivers better net proceeds than traditional sales after deducting all associated costs and accounting for time pressures.
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay £1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
