How Much Does It Cost to Sell a House? Full Guide

Thu 29 Oct 2026

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When you sell your home, it is easy to focus on the price you hope to get. But there are several costs to pay along the way, and they can add up to thousands of pounds. Knowing about them early helps you plan your budget, avoid nasty surprises and work out how much money you will really have for your next move.

So, how much does it cost to sell a house? For most people in England, the total usually comes to somewhere between 2% and 4% of the sale price, once you add up agent fees, legal fees and moving costs. This guide breaks down each cost in plain terms, so you know exactly what to expect.

The main costs when selling a house

Here is a quick look at the costs most sellers will face. The figures are typical ranges and can change depending on your home, where you live and the companies you choose.

Cost	Typical price	When you pay it
Estate agent fee	Around 1% to 3% of the sale price, plus VAT	Usually when the sale completes
Solicitor or conveyancer	Around £800 to £1,500, plus VAT	When the sale completes
Energy Performance Certificate (EPC)	Around £60 to £120	Before your home goes on the market
Mortgage exit fee	Around £75 to £300	When your mortgage is paid off
Early repayment charge	Often 1% to 5% of what you owe	Only if you leave your mortgage deal early
Removals	Around £500 to £2,000 or more	On moving day
Capital Gains Tax	Depends on your profit	Only on homes that are not your main home

Now let's look at each one in a little more detail.

Estate agent fees

For most sellers, the estate agent fee is the highest single cost. High street agents usually charge a percentage of the final sale price, plus VAT at 20%. Some online agents charge a fixed fee instead.

The key thing to check is when you pay. Online agents often ask for their fee upfront, whether your home sells or not. With around a third of sales falling through, that can mean paying for a sale that never happens. Traditional agents, such as Williams and Donovan, work on a "no sale, no fee" basis. You only pay once your home has sold.

It is also worth thinking about what you get for your money. A good local agent will screen buyers, carry out viewings, negotiate the best price and chase the chain to keep things moving. A cheaper fee is not always a better deal if your home sells for less or the sale falls apart. Our guide to selling your home explains what to look for when choosing an agent.

Solicitor and conveyancing fees

Conveyancing is the legal work needed to move a home from one owner to another. Your solicitor or conveyancer will draft the contract, answer the buyer's questions, deal with your mortgage lender and handle the money on completion day.

Most charge a set fee for the legal work, plus VAT. On top of that, there may be small extra costs, such as fees for copies of documents from the Land Registry or for bank transfers. If your home is leasehold, expect to pay more, as there is extra paperwork from the freeholder or managing agent.

Always ask for a full written quote so you can see every cost. If you need help finding someone, you can read more about how conveyancing works when you sell and the trusted local firms we recommend.

Energy Performance Certificate

By law, your home needs an EPC before it goes on the market. This rates how energy efficient the home is, from A (best) to G (worst). An EPC lasts for 10 years, so if you already have one that is still valid, you will not need to pay for a new one. It is a small cost, but it is one you cannot skip.

Mortgage costs

If you still have a mortgage, it will be paid off from the money you get when you sell. There are two possible costs to look out for:

Mortgage exit fee. Many lenders charge a small admin fee to close your mortgage account.
Early repayment charge. If you are still inside a fixed rate or tracker deal, your lender may charge you for leaving early. This can be a few thousand pounds, so check your mortgage paperwork before you set a moving date.

The good news is that many mortgages are "portable". This means you may be able to take your current deal with you to your new home and avoid the early repayment charge. A mortgage adviser can tell you if this is an option for you.

Moving day costs

Moving day comes with its own set of costs. The price of a removals firm depends on how much you own, how far you are going and whether you want them to pack for you. A small flat moving locally will cost much less than a large family home moving across the country.

Other moving costs to think about include:

Packing boxes, tape and bubble wrap
Storage, if there is a gap between selling and buying
Cleaning the home before you hand over the keys
Time off work
Redirecting your post with Royal Mail

These might seem small, but together they can easily add a few hundred pounds to your selling costs.

Do sellers pay Stamp Duty?

No. Stamp Duty is paid by the buyer, not the seller. However, if you are selling and buying at the same time, you will need to pay Stamp Duty on your new home, so remember to include it in your overall moving budget.

Capital Gains Tax

You do not usually pay Capital Gains Tax when you sell the home you live in. But if you are selling a second home or a rental property, you may have to pay tax on any profit you make. You must report the sale and pay any tax owed within 60 days of completion. GOV.UK's guide to selling a home explains the steps in the process, including what to know if you are selling a property you rent out.

An example of selling costs

To show how selling a house costs can add up, here is a simple example for a home selling for £350,000. These are estimates only.

Cost	Example amount
Estate agent fee (1.5% plus VAT)	£6,300
Conveyancing (plus VAT)	£1,200
EPC	£90
Mortgage exit fee	£150
Removals	£1,000
Total	£8,740

In this example, the seller would pay about 2.5% of the sale price in costs. If they also had an early repayment charge on their mortgage, the total would be higher.

How to keep your selling costs down

So, how much does selling a house cost when you plan ahead? Often less than you might think. There are a few simple ways to make sure you are not paying more than you need to:

Compare agents on more than price. Look at their fees, local knowledge, marketing and reviews, not just the lowest number.
Choose "no sale, no fee". That way you will not pay the agent if your home does not sell.
Get several conveyancing quotes. Make sure each one shows the full cost, including VAT and extras.
Time your move around your mortgage. If your fixed deal ends soon, waiting a few months could save you an early repayment charge.
Clear out before you move. The less you take with you, the less you will pay for removals.

In short

The cost of selling a house is more than just the agent's fee. Legal fees, an EPC, mortgage charges and moving day costs all play a part. By knowing what to expect and planning ahead, you can set a realistic budget and keep more money for your next home. If you are thinking about selling in Benfleet, Hockley or the surrounding area, our local teams are always happy to talk you through the costs and help you take the next step.