How Much Does It Cost to Sell a House in 2026?
A complete breakdown of every cost involved in selling a house in the UK in 2026, from estate agent fees to conveyancing and beyond.
What you need to know
Selling a house in the UK in 2026 typically costs between £5,000 and £10,000 for a standard freehold property worth £300,000. Estate agent fees are the largest expense at 1% to 3% of the sale price, followed by solicitor fees of £800 to £1,500 plus VAT, EPC costs, mortgage exit fees, and removals. This guide breaks down every cost with real figures.
- The total cost of selling a £300,000 freehold house in 2026 is typically £5,000 to £10,000, with estate agent fees making up the largest share at around £4,300.
- Solicitor and conveyancing fees range from £1,200 to £2,200 including VAT and disbursements for a standard freehold sale, rising by £300 to £800 for leasehold properties.
- Early repayment charges on a fixed-rate mortgage can add 1% to 5% of the outstanding balance — potentially thousands of pounds — so timing your sale matters.
- Optional costs like home staging, repairs, and upfront property searches can add £500 to £3,000 but may help you achieve a higher sale price or faster completion.
- Most selling costs are deducted from the sale proceeds on completion day, so you rarely need to pay large sums upfront.
Pine handles the legal prep so you don't have to.
Check your sale readinessSelling a house is one of the largest financial transactions most people undertake, yet many sellers go into the process without a clear picture of what it actually costs. The estate agent fee is the obvious one, but there are a dozen other charges that collectively add thousands of pounds to the bill.
This guide sets out every cost you are likely to face when selling a house in England and Wales in 2026, with real figures drawn from current market data. Whether you are selling a starter flat or a detached family home, you will know exactly what to budget for.
Total cost of selling a house in 2026: the summary
Before we go through each cost in detail, here is the headline. For a standard freehold property worth £300,000 sold through a high street estate agent, the total selling costs typically range from £5,000 to £10,000.
| Cost item | Typical range | Example (£300k sale) |
|---|---|---|
| Estate agent fee (1.2% + VAT) | 1% to 3% + VAT of sale price | £4,320 |
| Solicitor / conveyancer fee (inc. VAT) | £960 to £1,800 | £1,200 |
| Disbursements | £100 to £350 | £150 |
| Energy Performance Certificate (EPC) | £60 to £120 | £85 |
| Mortgage exit fee | £50 to £300 | £100 |
| Removal costs | £500 to £1,500 | £750 |
| Early repayment charge (if applicable) | 1% to 5% of mortgage balance | £0 (not in fixed period) |
| Capital gains tax (if applicable) | 18% or 24% of gain | £0 (main residence) |
| Total | £5,000 to £10,000+ | £6,605 |
The sections below break down every line item in detail, explain who pays what and when, and show how costs change depending on your property value.
Estate agent fees: the largest single cost
For most sellers, estate agent fees represent the biggest expense. The average high street estate agent in 2026 charges around 1.2% plus VAT of the sale price (1.42% including VAT), according to the HomeOwners Alliance.
High street agents vs online agents
| Agent type | Fee structure | Cost on £300,000 sale | What you get |
|---|---|---|---|
| High street (sole agency) | 1.0% to 1.8% + VAT | £3,600 to £6,480 | Valuation, marketing, viewings, negotiation, sale progression |
| High street (multi-agency) | 2.0% to 3.5% + VAT | £7,200 to £12,600 | Multiple agents competing to sell your property |
| Online (fixed fee) | £500 to £2,000 flat | £500 to £2,000 | Online listing, photography, Rightmove/Zoopla listing |
| Hybrid (online + local support) | £1,000 to £3,000 flat | £1,000 to £3,000 | Online listing plus local property expert for viewings |
Key point: Always confirm whether the quoted fee includes VAT. A quote of "1.2%" from a high street agent actually costs 1.44% once 20% VAT is added. On a £300,000 sale, that is the difference between £3,600 and £4,320 — an extra £720 many sellers do not expect.
Estate agent fees are usually deducted from the sale proceeds by your solicitor on completion day. However, some online agents charge their fixed fee upfront, regardless of whether the property sells.
Conveyancing and solicitor fees
Your solicitor or licensed conveyancer handles the legal side of the sale: drafting the contract, answering the buyer's solicitor's enquiries, liaising with your mortgage lender, and managing the transfer of funds on completion day. For a detailed look at every component, see our conveyancing costs breakdown.
Typical solicitor fees by property value
| Property value | Solicitor fee (ex. VAT) | Including VAT (20%) |
|---|---|---|
| Up to £150,000 | £600 to £900 | £720 to £1,080 |
| £150,001 to £300,000 | £800 to £1,200 | £960 to £1,440 |
| £300,001 to £500,000 | £1,000 to £1,500 | £1,200 to £1,800 |
| £500,001 to £1,000,000 | £1,200 to £2,000 | £1,440 to £2,400 |
| Over £1,000,000 | £1,500 to £3,000+ | £1,800 to £3,600+ |
On top of the solicitor's own fee, you will pay disbursements of £100 to £350. These are third-party costs including Land Registry title copies (£7 each), bank transfer fees (£35 to £45 per CHAPS payment), and anti-money laundering ID checks (£10 to £30 per person).
For tips on getting the best deal, see our guide on how to reduce conveyancing costs.
Leasehold supplement
If you are selling a leasehold property, your solicitor will charge an additional £200 to £400 plus VAT for the extra work involved. You will also need to purchase a leasehold management pack (LPE1 form) from your freeholder or managing agent, costing £200 to £500. In total, leasehold-specific costs add £300 to £800 compared to a freehold sale.
Energy Performance Certificate (EPC)
You are legally required to have a valid Energy Performance Certificate before marketing your property for sale. Under the Energy Performance of Buildings Regulations, an EPC must be available to prospective buyers from the point your property is first listed.
An EPC costs between £60 and £120 for a standard residential property and is valid for 10 years. Before paying for a new one, check whether you already have a valid certificate on the GOV.UK EPC register. If you bought your home or rented it out within the last decade, an existing certificate may still be in date.
Removal costs
Removal costs are often overlooked because sellers focus on the legal and agent expenses. A professional removals firm for a standard three-bedroom house moving locally typically charges £500 to £1,000, rising to £1,000 to £1,500 or more for longer distances or larger properties. If there is a gap between your sale completion and your onward move, temporary storage adds £100 to £200 per month.
Getting quotes from at least three BAR-registered removals firms (British Association of Removers) is recommended to ensure competitive pricing. Book early — removals firms are busiest on Fridays and at the end of the month, so mid-week and mid-month dates are often cheaper.
Mortgage early repayment charges
If you have an outstanding mortgage, your lender will charge a mortgage exit fee (also called a deeds release fee) of £50 to £300 to close the account on completion. This is an administrative charge that almost all lenders apply.
Far more significant is the early repayment charge (ERC), which only applies if you are still within a fixed-rate or discounted-rate period. ERCs typically range from 1% to 5% of the outstanding mortgage balance, decreasing each year as you get closer to the end of your deal. On a £200,000 mortgage, a 3% ERC would cost £6,000.
| Outstanding mortgage | 1% ERC | 3% ERC | 5% ERC |
|---|---|---|---|
| £100,000 | £1,000 | £3,000 | £5,000 |
| £150,000 | £1,500 | £4,500 | £7,500 |
| £200,000 | £2,000 | £6,000 | £10,000 |
| £300,000 | £3,000 | £9,000 | £15,000 |
Contact your lender for an exact redemption statement before you list. This confirms what you owe, including any ERCs, and lets you calculate your true net proceeds from the sale. If your fixed-rate period ends within a few months, it may be worth delaying the sale to avoid the charge entirely.
Capital gains tax (if applicable)
If you are selling your main residence and have lived in it throughout your period of ownership, you are normally exempt from capital gains tax (CGT) under Private Residence Relief. Most sellers do not pay CGT at all.
However, CGT does apply when selling:
- A second home or holiday home
- A buy-to-let investment property
- An inherited property that was never your main residence
- A property where you did not live for the entire period of ownership
The current CGT rates for residential property are 18% for basic-rate taxpayers and 24% for higher-rate taxpayers, applied to the gain above the annual tax-free allowance of £3,000 (2025/26 tax year). You must report and pay CGT within 60 days of completion via the GOV.UK Capital Gains Tax service.
For a worked example, if you bought a buy-to-let flat for £200,000 and sell it for £280,000, the gain is £80,000. After the £3,000 allowance, you would pay CGT on £77,000 — that is £13,860 at the basic rate or £18,480 at the higher rate.
Optional costs: home staging, repairs, and more
Beyond the mandatory costs, many sellers spend money on discretionary improvements to achieve a higher sale price or faster sale:
- Home staging: Professional staging costs £500 to £3,000 depending on the number of rooms and duration. Even basic decluttering and rearranging can make a significant difference.
- Repairs and maintenance: Fixing obvious issues — a dripping tap, cracked tiles, peeling paint — typically costs £200 to £1,000 but can prevent buyers from using them as leverage to negotiate the price down.
- Professional photography: If your estate agent does not include photography, expect to pay £150 to £400 for professional images. Some sellers also commission drone photography (£100 to £250) or virtual tours (£200 to £500).
- Garden and exterior work: First impressions matter. Jet-washing a driveway (£100 to £200), tidying the garden (£100 to £300), or repainting the front door (£50 to £100) are low-cost improvements that can boost kerb appeal.
- Upfront property searches: Some sellers choose to order property searches before listing, at a cost of £250 to £400, to speed up the sale process and reduce the risk of fall-throughs.
These costs are entirely optional, but targeted spending in the right areas often pays for itself through a higher sale price or faster completion.
Cost comparison by property price bracket
Selling costs vary significantly depending on your property's value. Estate agent fees scale with the sale price, while solicitor fees increase modestly. Here is how the total typically breaks down across different price brackets, assuming a high street sole agent at 1.2% plus VAT and a standard freehold sale:
| Sale price | Agent fee (1.42% inc. VAT) | Legal costs (inc. VAT) | EPC + exit fee | Removals | Estimated total |
|---|---|---|---|---|---|
| £150,000 | £2,130 | £1,070 | £170 | £600 | £3,970 |
| £250,000 | £3,550 | £1,310 | £185 | £750 | £5,795 |
| £350,000 | £4,970 | £1,550 | £185 | £850 | £7,555 |
| £500,000 | £7,100 | £1,790 | £200 | £1,000 | £10,090 |
| £750,000 | £10,650 | £2,150 | £220 | £1,200 | £14,220 |
| £1,000,000 | £14,200 | £2,630 | £250 | £1,500 | £18,580 |
Source: Estimates based on published fee data from the HomeOwners Alliance, Which?, and SRA-regulated firm pricing. Individual figures will vary by location and provider.
As the table shows, estate agent fees become increasingly dominant at higher property values. For a £1,000,000 property, the agent fee alone could exceed £14,000 — more than triple all other costs combined. This is where negotiating your agent fee or considering a fixed-fee alternative can yield substantial savings.
How to reduce your selling costs
While some costs are unavoidable, there are practical steps to keep the total as low as possible:
- Negotiate your estate agent fee. Agent fees are always negotiable. Getting three valuations gives you leverage to push the rate down. Even a 0.2% reduction on a £300,000 sale saves £720 including VAT. See our guide to estate agent fees for negotiation strategies.
- Consider an online or hybrid agent. If your property is in a desirable area and will attract buyers easily, an online agent at £500 to £2,000 could save you thousands compared to a percentage-based high street agent.
- Compare at least three solicitor quotes. Solicitor fees vary widely for the same work. Always compare total costs including VAT and all disbursements, not just the headline fee. Our guide on reducing conveyancing costs has more tips.
- Check for an existing EPC. Search the GOV.UK EPC register before booking a new assessment. A valid certificate from the last 10 years means you do not need to pay for another.
- Time your sale around your mortgage deal. If your fixed-rate period ends within a few months, delaying the sale could save you thousands in early repayment charges. Request a redemption statement from your lender to see the exact figures.
- Prepare your legal paperwork early. Completing your property information forms thoroughly before listing reduces the number of follow-up enquiries and the risk of delays or fall-throughs, both of which cost money.
- Do targeted improvements, not full renovations. A fresh coat of neutral paint, a deep clean, and fixing obvious maintenance issues will give you better returns than expensive renovations that buyers may not value at full cost.
Costs sellers do not pay
It is worth clarifying which property transaction costs are the buyer's responsibility, to avoid budgeting for expenses that are not yours:
- Stamp Duty Land Tax (SDLT): Paid by the buyer, not the seller.
- Property searches: Traditionally paid by the buyer (£250 to £400), though some sellers choose to order these upfront.
- Land Registry registration fee: Paid by the buyer to register their new ownership.
- Survey and valuation costs: Paid by the buyer or their mortgage lender.
Sources and further reading
- How Much Does It Cost to Sell a Home? (HomeOwners Alliance)
- Estate Agent Fees — How Much Should You Pay? (HomeOwners Alliance)
- How Much Does It Cost to Sell a House? (Which?)
- Energy Performance Certificates when selling a home (GOV.UK)
- Private Residence Relief (GOV.UK)
- Report and Pay Capital Gains Tax on UK Property (GOV.UK)
- HM Land Registry — Registration Services Fees (GOV.UK)
- SRA Transparency Rules — Price and Service Information (Solicitors Regulation Authority)
- British Association of Removers (BAR)
Frequently asked questions
How much does it cost to sell a house in the UK in 2026?
The total cost of selling a house in the UK in 2026 typically ranges from £5,000 to £10,000 for a standard freehold property worth £300,000. This includes estate agent fees (around £4,320 at 1.2% plus VAT), solicitor fees (£800 to £1,500 plus VAT), disbursements (£100 to £350), an EPC (£60 to £120), mortgage exit fees (£50 to £300), and removal costs (£500 to £1,500). Early repayment charges and leasehold costs can push the total significantly higher.
What is the biggest cost when selling a house?
Estate agent fees are the single biggest cost for most sellers. The average high street agent charges around 1.2% plus VAT of the sale price, which works out to 1.42% including VAT. On a £300,000 property, that is roughly £4,260. Using an online agent with a fixed fee of £500 to £2,000 can significantly reduce this cost, though the service is usually more limited.
Can I sell my house without paying estate agent fees?
Yes, you can sell privately without an estate agent, which eliminates their fee entirely. Private sale platforms typically charge £100 to £300 for a Rightmove or Zoopla listing. However, you will need to manage viewings, negotiate offers, and handle marketing yourself. Many sellers find that the time and expertise an agent provides justifies the cost, particularly for properties in competitive markets.
Do I have to pay capital gains tax when selling my house?
If you are selling your main residence and have lived in it throughout ownership, you are normally exempt from capital gains tax under Private Residence Relief. Capital gains tax only applies to second homes, buy-to-let properties, and inherited properties that were never your main home. The current rate is 18% for basic-rate taxpayers and 24% for higher-rate taxpayers on residential property gains, with an annual tax-free allowance of £3,000 in 2025/26.
How much do solicitor fees cost when selling a house in 2026?
Solicitor fees for selling a house in 2026 typically range from £800 to £1,500 plus VAT for a standard freehold sale. Including VAT and disbursements, the total legal cost is usually £1,200 to £2,200. Leasehold properties cost more due to the additional legal work and management pack, adding £300 to £800 on top. Online conveyancers tend to charge less than high street solicitors.
What are mortgage early repayment charges and how much are they?
Early repayment charges (ERCs) apply when you repay your mortgage during a fixed-rate or discounted-rate period. They typically range from 1% to 5% of the outstanding mortgage balance, decreasing each year as you approach the end of your deal. On a £200,000 mortgage, a 3% ERC would cost £6,000. You can avoid this charge by waiting until your fixed-rate period ends before completing the sale.
How much does an EPC cost and do I need one to sell?
Yes, you are legally required to have a valid Energy Performance Certificate before marketing your property. An EPC costs between £60 and £120 for a standard residential property and is valid for 10 years. Check the GOV.UK EPC register before paying for a new one — you may already have a valid certificate from a previous sale or rental.
How can I reduce the cost of selling my house?
You can reduce selling costs by negotiating your estate agent fee (even 0.2% less saves £720 on a £300,000 sale including VAT), using an online agent instead of a high street one, comparing at least three solicitor quotes, checking for an existing valid EPC, timing your sale to avoid mortgage early repayment charges, and preparing your legal paperwork early to reduce delays and additional solicitor charges.
What costs does the buyer pay that I do not have to?
The buyer pays for Stamp Duty Land Tax, property searches (typically £250 to £400), Land Registry registration fees, and any survey or valuation they commission. Sellers do not pay these costs. However, some sellers choose to order searches upfront to speed up the process, though this is optional and not a standard seller cost.
When do I actually pay the costs of selling?
Most selling costs are deducted from the sale proceeds on completion day, so you do not need to pay them upfront. Your solicitor receives the buyer’s funds, deducts the estate agent fee, their own fee, and the mortgage redemption amount, then transfers the remaining balance to you. However, the EPC must be paid before marketing, online agents may charge upfront, and some solicitors ask for a small payment on account (£200 to £500) to cover disbursements.
Related guides
View allCosts & Fees
Stamp Duty Calculator
Calculate SDLT, LBTT, or LTT for your next purchase — updated for 2026 rates.