Most people focus on what they’ll make from selling their home. It’s worth knowing what they’ll spend first.
Last updated: June 2026.
Cost summary
| Cost | Typical range | Notes |
|---|---|---|
| Estate agent fee | £999–£9,000 | 0–3% of the sale price, or a flat fee |
| Conveyancing | £800–£1,500 | Including disbursements |
| EPC | £60–£120 | Only if your current one has expired |
| Removal costs | £300–£3,000 | Varies by distance and property size |
| Mortgage exit fee | £50–£300 | If applicable |
| Total (typical) | £2,000–£6,000 | Excluding any early repayment charge |
The short answer
For a property sold at the UK average of around £285,000, most sellers spend between £2,000 and £6,000 in total selling costs. If you use a percentage-based high-street agent — or you’re hit with a mortgage early repayment charge — it can be significantly more. Here’s where that money goes.
Estate agent fees
This is usually the biggest cost. High street estate agents typically charge 1–3% of the sale price plus VAT. On a £300,000 property, 1.5% + VAT is £5,400. On a £500,000 property, it’s £9,000.
Online and hybrid agents charge a flat fee — usually £500 to £1,500 — paid upfront regardless of whether the property sells. That’s cheaper if the sale goes through; riskier if it doesn’t.
Woosh charges a flat fee of £999, paid only on a successful sale. No upfront costs, no percentage.
Conveyancing
You’ll need a conveyancer or solicitor to handle the legal side of the sale. Seller-side conveyancing typically costs £800 to £1,500 including disbursements (the searches and Land Registry fees your conveyancer has to pay on your behalf). The exact figure depends on the property value and complexity of the transaction.
Get quotes from at least three conveyancers before instructing one. Prices vary significantly and don’t always reflect quality.
Energy Performance Certificate (EPC)
You’re legally required to have a valid EPC before you can market your property. If yours has expired (they last 10 years), you’ll need to commission a new one. An EPC typically costs £60–£120 depending on the property size and assessor.
Check your EPC expiry date before listing — if it’s still valid, this is one cost you can avoid. (Not sure what the rating means or how to raise it? See what is an EPC?.)
Mortgage redemption fee
If you have a mortgage on the property, your lender may charge an early repayment charge (ERC) if you pay it off before the fixed-rate term ends. This can be substantial — sometimes 1–5% of the outstanding mortgage — so check your mortgage terms carefully before deciding when to sell. Your mortgage statement or lender’s website should have the details.
There may also be an admin fee (sometimes called a “deeds release” or “mortgage exit fee”) of around £50–£300 just for closing the mortgage account. Minor, but worth knowing about.
Removal costs
If you’re moving to a new property at the same time as selling, you’ll need to factor in removal costs — and, of course, the cost of buying your next home. A local move with a small property might cost £300–£600. A full house move across the country can be £1,500–£3,000 or more. Get at least three quotes and book early — good removal firms book up weeks in advance.
Optional costs
Some sellers invest in home staging, professional photography, or minor pre-sale improvements. These aren’t essential, but they can affect the sale price and how quickly a property sells. Estate agents or platforms like Woosh will typically arrange professional photography as part of the listing.
Selling a leasehold property
If you’re selling a leasehold flat or house, budget for one extra cost: a management or leasehold information pack from the freeholder or managing agent, typically £100–£350. Your conveyancer needs it to answer the buyer’s enquiries, so order it early to avoid delays. (Not sure which you have? See freehold vs leasehold.)
A worked example
Take a typical sale — a £285,000 property, no early repayment charge, sold through Woosh:
| Cost | Amount |
|---|---|
| Woosh fee | £999 |
| Conveyancing | £1,100 |
| EPC (if needed) | £80 |
| Removals | £600 |
| Total | ~£2,779 |
The same sale through a 1.5% high-street agent would start at £4,275 in commission alone — then add conveyancing, EPC and removals, and you’re closer to £6,055. Same house, same move, a difference of more than £3,000.
How to reduce your selling costs
- Use a fixed-fee agent, not a percentage. A flat fee like Woosh’s £999 doesn’t climb with your sale price.
- Get three conveyancer quotes. Prices vary widely for the same work, and the cheapest isn’t always the slowest.
- Check your EPC before you list. If your existing certificate is still valid (they last 10 years), that’s £60–£120 saved.
- Book removals early. Last-minute bookings cost more — lock in a date as soon as your sale is agreed.
What you won’t pay as a seller
Unlike buyers, sellers don’t pay stamp duty. And in most standard transactions, there’s no capital gains tax on your main residence (your “primary home”). If you’re selling a second property or buy-to-let, capital gains tax will apply — speak to an accountant.
Common questions
How much does it typically cost to sell a house in the UK?
For a property at the UK average of around £285,000, expect to spend between £5,000 and £10,000 in total. The biggest variables are estate agent fees (0% to 3% of sale price) and conveyancing (typically £800–£1,500).
Do sellers pay stamp duty?
No. Stamp duty is paid by the buyer, not the seller. Sellers also pay no capital gains tax on the sale of their main residence in most circumstances.
Is it cheaper to use an online estate agent?
Online and hybrid agents charge a flat fee (usually £500–£1,500) paid upfront regardless of outcome. That's cheaper than a traditional percentage fee if the sale completes, but riskier if it doesn't. Woosh charges £999 on a successful sale only — no upfront cost.
Traditional estate agent fees are the biggest variable in selling costs. At £999 flat on a successful sale, Woosh saves the average seller thousands compared to a percentage-based agent — without sacrificing the listing quality, photography, or support.
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