Home Selling Costs – The Real Money You’ll Spend When You Sell
Thinking about selling your place? The first thing most people want to know is how much it will actually cost. The answer isn’t a single number – it’s a mix of fees, taxes and optional expenses that add up fast. Below you’ll find the most common costs, why they matter, and simple ways to shrink the bill.
Main costs you’ll face
Estate agent commission. Most sellers hire an agent to get the best price and handle viewings. In the UK the typical rate is 1%‑3% of the final sale price, plus VAT. If you sell a £300,000 home, expect to pay between £3,000 and £9,000. Some agents offer a flat fee or a ‘no‑sale‑no‑fee’ deal – read the contract carefully.
Conveyancing fees. A solicitor or licensed conveyancer prepares the legal paperwork. Fees usually range from £500 to £1,500, depending on complexity. If your property has a lease or you’re dealing with a shared ownership scheme, the cost can be higher.
Energy Performance Certificate (EPC). Law requires an EPC before a house can be marketed. A qualified assessor charges roughly £60‑£120. The certificate is valid for 10 years, so you can reuse it if you sell again soon.
Mortgage exit fees. Some lenders charge a ‘early repayment’ penalty if you clear the mortgage early. Check your mortgage agreement – the fee could be a flat £100‑£300 or a percentage of the remaining balance.
Capital gains tax (CGT). If the property isn’t your main home, you may owe CGT on any profit. The rate is 18% or 28% for residential properties, after applying the annual exemption. Planning ahead and using allowances can cut this cost.
Staging and minor repairs. A tidy, well‑presented home sells faster and often at a higher price. Small upgrades – fresh paint, garden tidy‑up, fixing leaky taps – can cost a few hundred pounds but may boost the final sale value.
How to keep expenses down
Start by shopping around. Get quotes from at least three agents and three conveyancers. Compare not just price but services – some agents include marketing, photography and floor‑plans in their fee.
Consider a ‘private treaty’ sale instead of an auction if your market is strong. Auctions have high buyer’s premiums and can be risky if the reserve price isn’t met.
Negotiate the EPC cost. Some agents bundle the certificate into their marketing package, saving you a separate invoice.
If you have a mortgage, ask the lender about a ‘porting’ option that moves the mortgage to the new property without a penalty. This can avoid the early repayment charge entirely.
Finally, plan your timing. Selling in peak season (spring to early summer) usually means faster sales and less need for price reductions, which can offset the higher agent fees you might pay for extra marketing.
All of these factors shape the total amount you’ll spend when you put a house on the market. Understanding each piece helps you set a realistic budget and avoid nasty surprises at the closing table.
Looking for more detail? Check out our articles on choosing a good estate agent, rental property profit, and the hidden costs of shared ownership. They’ll give you deeper insight into the numbers behind buying, renting and selling in today’s market.
