Selling a property in the UK is rarely as straightforward as many homeowners imagine. The headline price you achieve for your property is only part of the story. Behind the scenes are a variety of costs – some predictable, others hidden – that can significantly reduce the net amount you walk away with after the sale. For motivated sellers, understanding these costs in detail is crucial. The purpose of this guide is to provide a comprehensive, no-stone-unturned breakdown of the true costs involved in selling a house in the UK, including regional variations, case studies, and practical ways to reduce these expenses.
At SellTo, we work with sellers who need a quick, certain, and cost-efficient solution. This guide also explains how alternative selling methods can dramatically reduce costs while offering peace of mind.
1. Estate Agent Fees – The Single Largest Expense
Estate agents are the traditional route for home sales in the UK, but their fees quickly add up.
- Percentage-based commission: Typically 1%–3.5% of the sale price plus VAT.
- Multi-agency contracts: Using multiple agents can push this closer to 3.5%.
- Fixed-fee options: Some online agents advertise packages from £500–£1,500, but these often require upfront payment regardless of whether the property sells.
Example Cost on a £300,000 Home
- At 1% + VAT = £3,600
- At 1.5% + VAT = £5,400
- At 3% + VAT = £10,800
This means a homeowner could lose almost £11,000 to fees depending on the arrangement.
2. Conveyancing and Legal Fees
Legal support is essential to handle contracts, funds transfer, and property title checks.
- Standard conveyancing: £500–£1,500 depending on property type and location.
- Leasehold properties: Expect an additional £100–£400 for leasehold documents.
- Extras: Management packs, indemnity insurance, and title certificates may increase costs.
Breakdown for a Leasehold Flat Sale (£250,000)
- Base conveyancing: £800
- Leasehold pack: £250
- Disbursements (searches, certificates): £150
- Total: £1,200
3. EPC (Energy Performance Certificate)
An EPC is legally required before marketing a property.
- Cost range: £60–£120
- Validity: 10 years, reusable if still valid
- Average: £85
4. Removal and Moving Costs
Moving your belongings can cost as little as a few hundred pounds or escalate into thousands.
- Local moves (1–2 bed flat): £250–£500
- Larger homes (3–4 bedrooms): £700–£1,500
- Cross-country or full-service removals: £2,000–£4,000+
Example: Family Moving from Birmingham to London
- Packing service: £600
- Transport of goods: £1,200
- Temporary storage: £400
- Total: £2,200
5. Mortgage Exit and Early Repayment Fees
If you are tied into a mortgage deal, costs may include:
- Admin/Exit fee: £50–£300
- Early repayment charge: 1–5% of the outstanding balance
For someone repaying a £200,000 mortgage early at 3%, this could mean a £6,000 penalty.
6. Additional/Hidden Costs
- Repairs and improvements: Staging or essential fixes can range from £500 to £10,000+
- Council tax and utilities while listed: £100–£500 per month
- Insurance adjustments: Short-term unoccupied home insurance may be required
- Survey costs (if you’re also buying): £300–£1,500
7. Regional Breakdown of Costs
Selling costs vary by region due to differences in average property prices, legal complexities, and removal distances.
Average Selling Costs by Region (Based on £250,000–£300,000 property)
- London: £10,000–£15,000+ (higher property values = higher agent fees)
- South East: £8,000–£12,000
- Midlands: £5,000–£7,500
- North West: £4,500–£6,500
- Scotland: £5,000–£8,000 (plus mandatory Home Report £400–£1,000)
- Wales: £5,000–£7,000
8. Case Studies – Realistic Scenarios
Case Study A: Downsizing Couple in Manchester (£275,000 home)
- Estate agent (1.2%): £3,300
- Conveyancer: £900
- EPC: £80
- Removals: £800
- Mortgage exit fee: £150
- Total: £5,230
Case Study B: London Family Home (£650,000 home)
- Estate agent (1.5%): £9,750
- Conveyancer: £1,200
- EPC: £100
- Removals: £2,500
- Early repayment (3% of £200,000 mortgage): £6,000
- Total: £19,550
Case Study C: Quick Sale via SellTo (£300,000 home)
- Estate agent: £0
- Conveyancer: £0 (covered)
- EPC: £0 (not required in off-market purchase)
- Removals: Optional
- Total: Minimal/None, apart from optional moving services
9. Cost Comparison Table
| Cost Type | Traditional Sale (£300k home) | SellTo Sale (£300k home) |
|---|---|---|
| Estate Agent Fees | £3,600–£9,000 | £0 |
| Conveyancing | £800–£1,500 | £0 (included) |
| EPC | £85 | £0 |
| Removals | £500–£2,000 | £500–£2,000 (optional) |
| Mortgage Exit Fees | £200–£6,000 | £200–£6,000 |
| Repairs/Upgrades | £1,000–£10,000 | £0 (SellTo buys as-is) |
| Total | £6,185–£28,585 | £200–£8,000 |
10. How to Reduce Costs
- Negotiate estate agent fees – never accept the first quote.
- Choose cost-effective conveyancers – compare itemised quotes.
- Skip cosmetic repairs – consider selling as-is.
- Plan your move strategically – midweek removals are cheaper.
- Sell directly to SellTo – bypass agents, avoid delays, and remove uncertainty.
Conclusion
For the average UK homeowner, selling a property can cost anywhere from £5,000 to £20,000+, depending on location, property value, and selling choices. Estate agent commissions, conveyancing fees, removal costs, and hidden extras all add up quickly.
However, motivated sellers don’t have to shoulder these costs. With SellTo, you can achieve a straightforward sale that avoids estate agent fees, eliminates repair costs, and significantly reduces stress. Instead of worrying about whether your property will sell or how much of your profit will vanish in fees, you get certainty, speed, and simplicity.
If you’re considering selling and want to keep more of your money in your pocket, SellTo offers a practical, cost-effective solution.
