Selling a Property

The True Cost of Selling a House in 2026, Every Fee You Will Actually Pay

Most sellers underestimate how much it costs to sell a property. Between estate agent fees, conveyancing, removals, and tax, the total on an average sale can easily reach £15,000–£25,000. This guide itemises every cost with realistic figures.

Published: 16 Mar 2026 · Updated: 16 Mar 2026 · 10 min read

#HouseSelling#PropertyMarket#SellingCosts#PropertyFees#PropertyPassportUK

Why Sellers Are Often Caught Out

Most people focus on what they will receive from a sale, not what they will spend to achieve it. The net proceeds from selling a property can be substantially lower than the agreed sale price once every cost is accounted for. On a £350,000 sale, roughly the national average for England in 2026, the total outgoings can easily exceed £15,000.

This guide breaks down every cost you are likely to encounter, with realistic 2026 figures.

1. Estate Agent Fees

Estate agents in England typically charge between 1% and 3% of the sale price, plus VAT. Most high street agents charge around 1.2%–1.5% for a sole agency agreement. Online agents often charge a fixed upfront fee but may charge extra for accompanied viewings, premium listings, or sale progression support.

Agent type	Typical fee on £350,000 sale
Online (basic package)	£999–£1,500
Online (full service)	£1,500–£3,000
High street (1.2% + VAT)	£5,040
High street (1.5% + VAT)	£6,300
Premium agent (2% + VAT)	£8,400

**Important:** Agent fees are almost always quoted exclusive of VAT. Always confirm the VAT-inclusive figure before signing.

2. Conveyancing (Solicitor's Fees)

Your solicitor handles the legal transfer of ownership. Seller-side conveyancing is less complex than buyer-side but still involves preparing the contract, dealing with the buyer's enquiries, and handling the transfer of funds on completion.

Typical seller conveyancing costs in 2026:

**Legal fees:** £800–£1,500 (plus VAT)
**Bank transfer fee (CHAPS):** £20–£40
**Official copies of title from HMLR:** £6–£12
**ID and anti-money laundering checks:** £20–£50

**Realistic total (including VAT):** £1,000–£2,000

Leasehold properties cost more, your solicitor must obtain a management information pack (see below) and deal with additional leasehold-specific enquiries. Budget an extra £200–£500 for a leasehold sale.

3. Management Information Pack (Leasehold Only)

If you are selling a leasehold property, you must obtain a management information pack from your freeholder or managing agent before contracts can be exchanged. This pack contains service charge accounts, building insurance details, any ongoing disputes, and other information the buyer's solicitor requires.

Managing agents typically charge £150–£600 for this pack. Some charge in excess of £1,000. This cost falls entirely on the seller.

4. Energy Performance Certificate (EPC)

You are legally required to have a valid EPC before marketing your property. An EPC is valid for 10 years. If yours has expired, you must commission a new one from an accredited domestic energy assessor.

**Cost:** £60–£120 depending on property size and location.

If your property already has a valid EPC, this cost is zero. You can check the expiry date of your current EPC free of charge on Property Passport UK.

5. Removal Costs

Often underestimated. The cost of a professional removal firm depends on the volume of your belongings, the distance to your new home, and whether you need packing services.

Move type	Typical cost
Local move, small property	£400–£800
Local move, 3-bedroom house	£800–£1,500
Long-distance move	£1,500–£3,000+
With professional packing	Add £300–£700

Many removal firms charge more for Friday completions, the most popular completion day, due to demand. Booking early and choosing a mid-week completion date can save money.

6. Mortgage Exit Fees

If you have a mortgage on the property you are selling, check your mortgage agreement for the following charges:

**Early repayment charge (ERC):** If you are within a fixed-rate or discounted period, breaking the mortgage early can trigger a penalty of 1%–5% of the outstanding balance. On a £200,000 balance, that could be £2,000–£10,000. **Check your mortgage offer carefully.**
**Deeds release fee (sometimes called a mortgage exit fee or redemption fee):** A flat administrative charge, typically £50–£300, for releasing the legal charge on the property.
**Telegraphic transfer fee:** Your lender's charge for sending the redemption funds, typically £25–£50.

If you are porting your mortgage to a new property rather than redeeming it, early repayment charges may not apply, confirm with your lender.

7. Capital Gains Tax

Capital Gains Tax (CGT) only applies if the property you are selling is **not** your main residence. Your main home is exempt from CGT under Private Residence Relief.

CGT applies if you are selling:

A buy-to-let property
A second home or holiday property
A property you have inherited and let out
A property you previously lived in but have not occupied for some time (partial relief may apply)

CGT rates on residential property (2026):

Basic rate taxpayer: **18%** on the gain
Higher/additional rate taxpayer: **24%** on the gain
Annual CGT allowance: **£3,000** (reduced from £12,300 in 2022–23)

**Example:** If you bought a buy-to-let for £200,000 and sell for £300,000, your gain is £100,000. After the £3,000 allowance, you pay CGT on £97,000. As a higher rate taxpayer, that is £23,280.

You must report and pay CGT within 60 days of completion via HMRC's CGT on UK property service.

8. Home Staging and Presentation

Sellers increasingly invest in presenting their property well before listing. This is optional but can meaningfully affect the sale price and speed.

Item	Typical cost
Deep clean / end of tenancy clean	£200–£500
Declutter and storage	£100–£300 per month
Minor redecoration	£500–£2,000
Professional staging consultation	£300–£800
Professional photography (if not included)	£150–£350

Some estate agents include professional photography in their fee; many do not. Always confirm what is included.

9. Other Potential Costs

**Conveyancing searches indemnity insurance:** Occasionally sellers pay for indemnity insurance to cover a known defect (e.g. no building regulations certificate for an extension). Cost varies widely: £50–£500+.
**Boundary or title disputes:** If a dispute arises during the transaction, additional legal costs can mount quickly.
**Solicitor's abortive costs:** If the sale falls through, your solicitor may charge for work done. See our separate guide on abortive conveyancing costs.

Total Cost Summary: £350,000 Sale

Cost	Low estimate	High estimate
Estate agent fee (1.2% + VAT)	£5,040	£8,400 (2% + VAT)
Conveyancing (freehold)	£1,000	£2,000
EPC (if required)	£0 (valid)	£120
Removal costs	£800	£2,000
Mortgage exit / CHAPS fees	£75	£500
Staging and preparation	£0	£3,000
Total (no CGT)	£6,915	£16,020

Add capital gains tax if applicable, which could add tens of thousands on an investment property.

How Property Passport UK Helps

Before listing, search your property on Property Passport UK to check your current EPC status, view your title tenure, and access your sold price history, all free. Knowing the data on your property upfront means fewer surprises during the sale process.