Selling a house costs more than most people expect. Agent fees, legal fees, removals and the bills that keep coming while you wait all add up. Budget for about 2% to 3% of the sale price, plus the monthly running costs until you complete. Here's what each cost looks like in 2026.
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Key takeaways
- Budget around 2% to 3% of the sale price to sell a house.
- The average estate agent fee in 2026 is 1.42% including VAT.
- Conveyancing costs around £800 to £1,500, and an EPC around £60 to £120.
- Running costs of £1,000 to £1,700 a month continue until you complete.
- Capital Gains Tax can apply to second homes and rental property.
Contents
What are the main costs of selling a house?
Springbok Properties' 2026 breakdown suggests budgeting 2% to 3% of your sale price, with four costs that are hard to avoid on an open-market sale: estate agent fees, conveyancing, an Energy Performance Certificate, and removals.
How much are estate agent fees?
The biggest cost. The HomeOwners Alliance puts the average estate agent fee in 2026 is 1.42% including VAT, which is around £3,900 on a £275,000 home. Fees vary with the type of agreement:
- Sole agency, with one agent: typically 1.2% to 1.8% including VAT.
- Multiple agency, with two or more agents: typically 3% to 3.6% including VAT.
Always check whether a quoted fee includes VAT. A quote excluding VAT is 20% higher than it looks.
How much is conveyancing when selling?
Springbok Properties puts all-in conveyancing, including disbursements, at around £800 to £1,500. Leasehold sales usually cost more, because of the extra paperwork.
What else do you pay for?
- Energy Performance Certificate: around £60 to £120, unless you already have a valid one.
- Removals: around £400 to £1,500 for a three-bedroom home, depending on distance.
- Mortgage exit fees: check your deal for early repayment charges.
- Leasehold packs: if your home is leasehold, the managing agent may charge for sale information.
What are the costs nobody quotes?
Time. Rightmove's July 2026 figures put the average time from listing to completion at 216 days. Springbok Properties notes that mortgage, council tax, insurance and utilities keep running while you wait, commonly £1,000 to £1,700 a month. Over seven months, that can cost more than the agent's fee.
Do you pay tax when you sell?
Not usually on your main home. Stamp Duty is paid by the buyer. Capital Gains Tax can apply if you sell a second home or a rental property. Domovita summarises the rates as 18% / 24% on additional property, with an annual allowance and a deadline to report. Take advice on your own position.
How can you cut the cost of selling?
- Negotiate the agent's fee, and compare at least three quotes.
- Get two or three conveyancing quotes, and check what's included.
- Check your EPC is still valid before paying for a new one.
- Price realistically from the start, to avoid months of extra running costs.
- If the house is empty, consider letting it on short stays while it sells, to cover the monthly bills.
Frequently asked questions
How much does it cost to sell a house in the UK?
Around 2% to 3% of the sale price, plus the running costs until completion.
What is the average estate agent fee?
1.42% including VAT in 2026, according to the HomeOwners Alliance.
Does the seller pay Stamp Duty?
No. Stamp Duty is paid by the buyer.
Do I need an EPC to sell my house?
Yes. You need a valid Energy Performance Certificate to market your home.
Will I pay Capital Gains Tax on my home?
Not usually on your main home. It can apply to second homes and rental property.
Related guides
Sources
This is general information, not legal, financial, tax or insurance advice. Market figures are averages as of the date shown above and change every month. Speak to a qualified professional before you act on anything here.