Selling your house will cost more than you think.
Most sellers budget for estate agent fees only. Then completion day arrives with a shocking bill for thousands more.
I see this devastation weekly.
Hidden costs destroy budgets and delay dreams. From legal fees to energy certificates, the expenses multiply quickly.
Here’s what agents won’t tell you…
Total costs to sell a house average 3-4% of the sale price. It’s not just the 1-2% commission that estate agents advertise. You need to account for legal costs, early repayment charges on your mortgage, removal fees, and Energy Performance Certificates (EPC).
This guide breaks down every penny you’ll pay. You’ll discover which costs are negotiable and which traps to avoid completely.
The money-saver? My cost reduction strategies that protect thousands.
Know your numbers before you start. Your sale’s success depends on it.
- Understanding All the Costs Involved in Selling Your House
- Selling Options and Costs for House Sales
- Estate Agent Fees and Commission Structures
- Legal and Conveyancing Costs
- Energy Performance Certificate and Safety Requirements
- Property Preparation and Marketing Expenses
- Moving and Removal Costs
- Ways to Reduce Your House Selling Costs
- £350k House Sale Example Costs
- Why Choose Property Buyers Today to Minimise Your Selling Costs
Understanding All the Costs Involved in Selling Your House
Selling your house typically costs 2-4% of your property’s total value, but it can be much more.
I’ve helped sellers who were shocked by how much selling actually costs them. These costs include estate agent fees, solicitor charges, and other expenses you might not expect. The more your house is worth, the more you’ll pay in total costs.
Some costs are fixed amounts, while others are percentages of your sale price. Estate agent fees usually range from 1-3% plus VAT of your sale price.
Costs vary across different UK regions, with London and the South East generally being more expensive. Hidden costs often surprise sellers and include things like Energy Performance Certificates, removal fees, and early mortgage repayment charges.
Chain-free sales usually cost less because they’re quicker and simpler. Sales with long chains can cost more due to delays and extra legal work.
Higher-value houses pay more in total costs, but the percentage often stays similar. Budget carefully for all selling costs before putting your house on the market.
Common overlooked costs include council tax until completion, utility bills, and storage fees if you need to move out early. Use a comprehensive house-selling checklist to plan all expenses.
Get quotes from multiple professionals to compare costs. The cheapest option isn’t always the best value for money.
Selling Options and Costs for House Sales
Here are the 3 primary methods to sell your property and what each will cost you…
Estate Agents
The traditional route involves multiple expensive fees for homeowners:
- Average sale duration: 12-18 months (considerably longer – buyers need mortgage approvals and surveys)
- 2 out of 3 transactions fall through (most collapse during the lengthy chain process)
- You need agents experienced with marketing and property valuations
- You’ll face these total costs: £8,000-£27,000+
- Agent commissions (£6,000-£15,000 on average house)
- Solicitor fees (up to £4,000)
- Home surveys and valuations (£500-£1,500)
- Property repairs before sale (£2,000-£15,000)
- Marketing costs and staging (£1,000-£5,000)
- Chain breakdown losses and delays
Property Buyers Today
When you want to avoid high selling costs:
- We can purchase within just 7 days
- No mortgage requirements or survey delays needed
- What you save: £0 in selling costs
- No agent fees
- We cover all legal expenses
- No property viewings – we buy houses in their current condition
- No repair costs – we handle renovations ourselves
- We understand quick sales and cash transactions
- Completion date you can trust
- Trade-off: Receive up to 85% of property value (often better after avoiding all selling costs and delays)
Professional cash house buyers like Property Buyers Today eliminate selling expenses.
Property Auction
Auction selling reduces some costs but still involves fees:
- Timeframe: 3-4 months
- Sale finalises instantly when hammer falls
- Your total costs: £2,000-£7,000
- Property sold as-is – bidders see current condition
- Attracts cash buyers and property investors
- Good for quick sales – draws serious purchasers
- Must advertise fully in auction catalogues
- Wait 4-8 weeks until auction day
- Wait 28 days to complete the sale
- Entry fees (£500-£1,000)
- Auction house commission (£1,500-£6,000 typically)
Review our guide on selling a house at auction to understand the complete cost breakdown for auction sales.
Estate Agent Fees and Commission Structures
Estate agent fees vary a lot between different companies. Understanding fee structures helps you pick the best deal. Compare total costs, not just headline rates.
Traditional High Street Agent Fees
- High street agents charge percentage fees based on the sale price.
- Typical fees range from 1-3% plus VAT. A £300,000 house costs £3,600-£10,800 in fees. VAT adds 20% extra to all fees.
- Expensive areas often have higher percentage rates. Rural agents sometimes charge more than city ones.
- Estate agent fees include marketing and viewings, usually.
Online Estate Agent Pricing
- Online agents use different pricing models.
- Some charge fixed fees from £500-£2,000 total. Others charge lower percentages like 0.5-1.5%. Many offer package deals with extras.
- Fixed fees work better for expensive houses. Percentage fees suit cheaper properties.
- Online agents often charge extra for viewings.
Sole Agency Versus Multiple Agency
- Different agency types have different fee rates.
- Sole agency means one agent only. Fees are usually 1-2% plus VAT. Multiple agency uses several agents at once.
- Multiple agency costs 2-3% plus VAT, typically. Joint sole agency splits between two agents.
- Sole agency is the cheapest but limits marketing reach.
Fixed Fee Versus Percentage
- You can choose how to pay agent fees.
- Fixed fees stay the same, whatever price you get. Good for expensive properties over £400,000. Percentage fees go up with the sale price.
- Fixed fees might be £1,000-£3,000 total. Percentage fees are usually 1-3% of the sale price.
- Calculate which works out cheaper for your house.
Extra Marketing Costs
- Basic fees don’t include all marketing services.
- Professional photography costs £100-£300 extra. Premium property portals cost £200-£500. Floor plans and virtual tours add more.
- Social media marketing packages cost £300-£800. Glossy brochures and advertising cost extra, too.
- Ask what’s included in basic fees first.
Premium Service Upgrades
- Agents offer expensive upgrade packages.
- Enhanced marketing reaches more buyers. Priority listing on property websites. Professional staging and presentation advice.
- Premium packages cost £1,000-£5,000 extra. Most houses don’t need expensive upgrades.
- Basic marketing works fine for most properties.
No Sale No Fee Policies
- Most agents only get paid when houses sell.
- No sale – no fee protects sellers from wasted costs. You only pay if the house actually sells. Some upfront costs might still apply.
- Marketing costs sometimes need paying regardless. Read the terms and conditions very carefully.
- Withdrawal fees might apply if you change agents.
Comparing Total Costs
- Add up all fees to compare agents properly.
- Include VAT in all calculations. Add marketing and upgrade costs too. Consider what services you actually need.
- Cheap headline rates often have hidden extras. Expensive agents might include everything.
- Get written quotes showing total costs clearly.
Legal and Conveyancing Costs
Selling your house needs legal help called conveyancing. These costs add up quickly during property sales. Understanding legal fees helps you budget properly.
Solicitor Fees
Average Conveyancing Costs
- Average conveyancing fees range from £500-£1,500 for house sales.
- Simple sales cost less than complex ones. Expensive houses often have higher legal fees. Leasehold properties cost more than freehold ones.
- London solicitors charge more than regional ones. Competition keeps prices down in busy areas.
- Get quotes from several solicitors before choosing.
What Affects Pricing
- Several factors change how much solicitors charge.
- Property value affects fees for expensive houses. Leasehold sales need extra legal work. Chain sales with multiple buyers cost more.
- Problem properties need more legal time. Tight completion dates increase costs. Evening and weekend work costs extra.
- Rural properties sometimes have higher fees.
Fixed Fee Versus Hourly Rates
- Solicitors charge in different ways.
- Fixed fees give certainty about total costs. Hourly rates vary from £150-£400 per hour. Fixed fees work better for simple sales.
- Complex cases might need hourly charging. Get written quotes showing what’s included.
- Extra work beyond the quotes costs more money.
Extra Legal Services
- Basic conveyancing doesn’t include everything.
- Power of attorney costs £200-£500 extra. Dealing with missing deeds adds costs. Help with boundary disputes costs more.
- Transfer of equity work costs £300-£800. Lease extensions need specialist legal help.
- Ask what services are included upfront.
Search and Survey Costs
Local Authority Searches
- These searches check planning and environmental issues.
- Standard local searches cost £100-£300. Environmental reports add £50-£150 extra. Flood risk searches cost £15-£50.
- Mining searches cost £50-£100 in affected areas. Chancel repair searches cost £15-£30.
- Some areas need special searches costing more.
Land Registry Fees
- HM Land Registry fees vary by property value.
- Title register copies cost £3 each. Official search fees cost £3 per search. Title plan copies cost £3 too.
- Registration fees range from £40-£910, depending on value. Electronic applications cost less than paper ones.
- Most fees are small but add up.
Leasehold Extra Costs
- Leasehold properties have additional legal costs.
- Management company information costs £200-£500. Lease documentation fees vary by building. Service charge and ground rent details needed.
- Share of freehold transfer costs more. Some leases need landlord consent, costing extra.
- Leasehold sales always cost more than freehold.
Building and Planning Searches
- These check what building work is allowed.
- Building regulations searches cost £15-£50. Planning permission searches cost £30-£100. Conservation area checks cost £20-£60.
- Listed building searches cost £15-£40. Tree preservation order checks cost £15-£30.
- New build properties need warranty searches too.
Managing Legal Costs
- Shop around for competitive solicitor quotes.
- Get written estimates, including all disbursements. Ask what happens if extra work is needed. Check if VAT is included in quotes.
- Use local solicitors familiar with your area. Online conveyancers often cost less.
- Good solicitors prevent costly problems later.
Energy Performance Certificate and Safety Requirements
You must get an Energy Performance Certificate (EPC) before selling your house.
I’ve seen house sales delayed because sellers forgot to get their EPC done early. These certificates cost £60-£120 and show how energy efficient your house is. You need a valid EPC before marketing your property, or you could get fined.
Minimum EPC ratings don’t stop you from selling, but low ratings can put buyers off. Most houses get ratings between A and G, with A being the best.
Gas safety certificates are needed if you’re selling a rental property with gas appliances. These cost £60-£90 and must be done by registered engineers. Electrical safety certificates may be required for some properties, too.
Some property types need fire safety documentation, which adds extra costs. Professional assessments help identify what certificates you actually need.
Improving your energy efficiency rating before selling can cost hundreds or thousands. New boilers, insulation, and double glazing all help, but expensive upgrades don’t always add enough value to justify the cost.
Book EPC assessments early, as they can take 1-2 weeks to arrange. The certificate lasts 10 years, so you might already have a valid one.
Get quotes from different assessors as prices vary. Make sure they’re properly qualified and registered.
Property Preparation and Marketing Expenses
Getting your house ready to sell costs money. A good presentation helps houses sell faster and for better prices. Understanding these costs helps you budget properly.
Property Presentation
Professional Cleaning
- Deep cleaning makes houses look their best.
- End of tenancy cleaning costs £200-£500 for the whole house. Carpet cleaning adds £100-£300 extra. Window cleaning costs £50-£150.
- Oven cleaning costs £50-£100. Pressure washing driveways costs £100-£300.
- Clean houses photograph better and impress buyers.
Minor Repairs and Maintenance
- Fix obvious problems before viewings start.
- Leaky taps and loose door handles need fixing. Squeaky hinges and sticking doors annoy buyers. Cracked tiles and peeling paint look bad.
- Know what not to fix when selling to avoid wasting money. Focus on cheap fixes with big impact.
- Handyman costs £20-£40 per hour typically.
Property Staging
- Staging helps buyers imagine living in your house.
- Professional staging costs £1,000-£3,000 for the whole house. Furniture rental costs £200-£500 per month. Home styling consultation costs £300-£800.
- Empty houses feel cold and unwelcoming. Staged homes sell 73% faster than unstaged ones.
- DIY staging using your furniture costs nothing.
Garden and Kerb Appeal
- First impressions matter for house sales.
- Garden tidying costs £100-£500 depending on size. Grass cutting costs £30-£80 per visit. Hedge trimming costs £100-£300.
- Front door painting costs £50-£200 DIY. Power washing costs £100-£300 professionally.
- Good kerb appeal adds value to houses.
Marketing Costs
Professional Photography
- Good photos are essential for online marketing.
- Professional property photos cost £150-£400. Virtual tours cost £200-£600 extra. Drone photography costs £200-£500.
- Floor plans cost £100-£300 to produce. Video tours cost £300-£800.
- Poor photos stop buyers from viewing houses.
Property Portal Listings
- Online listings reach most house buyers.
- Rightmove premium listings cost £300-£600. Zoopla featured listings cost £200-£400. OnTheMarket boost costs £150-£300.
- Basic listings are often included with agent fees. Premium placement gets more views.
- Most buyers search online first.
Advertising and Promotion
- Extra marketing reaches more potential buyers.
- Local newspaper ads cost £100-£500 per week. Social media advertising costs £200-£800. Property magazines cost £300-£1,000.
- Leaflet drops cost £200-£500 per area. Email marketing to agents costs £100-£300.
- Expensive houses benefit from extra advertising.
Signboards and Brochures
- Physical marketing materials support online listings.
- Estate agent boards are usually included in fees. Premium boards with photos cost £100-£300. Property brochures cost £200-£800.
- Glossy brochures work for expensive houses. Simple fact sheets work for most properties.
- Good brochures help serious buyers remember houses.
Smart Spending Tips
- Focus spending on improvements that add value.
- Clean and tidy beats expensive renovations. Good photos are essential for all price ranges. Staging works better for expensive houses.
- Get quotes for all work before starting. DIY saves money if you have skills.
- Track which marketing brings actual viewers.
Moving and Removal Costs
Professional removal companies charge based on how much stuff you have and how far you’re moving.
I’ve helped sellers who were shocked by removal costs that reached thousands of pounds. Local moves typically cost £300-£1,500 while long-distance moves can cost much more. Get at least three quotes to compare prices and services.
Packing materials like boxes and bubble wrap add extra costs. Storage might be needed if you can’t move everything on the same day.
Insurance protects your belongings if they get damaged during the move. Most removal companies offer basic cover, but you might want extra protection for valuable items.
Temporary accommodation costs money if there’s a gap between selling and buying. Hotels or rental properties can be expensive for families.
Utility companies charge fees to disconnect and reconnect gas, electricity, and water. These usually cost £50-£150 per service. Council tax needs adjusting when you move, so you don’t pay for both properties.
House clearance services remove unwanted furniture and junk. This costs £200-£800, depending on how much needs clearing. Some items might have value if sold instead of thrown away.
Moving and removal costs vary widely, so budget carefully. Book removal companies early, as they get busy during peak moving times.
Consider doing some packing yourself to save money..
Ways to Reduce Your House Selling Costs
Selling your house costs lots of money. Agent fees and legal costs add up quickly. Smart choices can save thousands on selling expenses.
Alternative Selling Methods
Cash House Buyers
- Cash buyers cut out many selling costs completely.
- No estate agent fees, saving 1-3% of the sale price. Quick completion in 2-4 weeks. No chain complications or delays.
- Legal costs are lower with simple sales. No mortgage surveys or lengthy processes.
- Offers typically 75-85% of market value, though.
Private Sales
- Selling your house without an estate agent saves commission fees.
- No agent fees save £3,000-£10,000 typically. You handle all viewings and negotiations yourself. Marketing costs are minimal.
- Online property portals cost £100-£500 for listings. Professional photos are still recommended.
- More work but much lower costs.
Quick Sale Companies
- These companies buy houses fast for cash.
- Complete sales in 1-3 weeks guaranteed. No estate agent or marketing costs. Simple legal processes.
- Companies handle all paperwork and surveys. No viewings or negotiations needed.
- Prices are usually 70-80% of market value.
Property Auctions
- Auctions have transparent fee structures.
- Entry fees cost £500-£2,000, usually. No ongoing marketing or agent costs. Guaranteed sale date if reserve met.
- Buyers pay auction house fees, too. Cash completion within 28 days.
- Good for unusual properties or quick sales.
DIY Cost-Saving Options
Self-Managed Viewings
- Handle viewings yourself to save agent fees.
- Advertise on property websites directly. Show potential buyers around personally. Answer questions about your house.
- Create information sheets about the property. Take good photos for online listings.
- Saves thousands in agent commission fees.
Online Legal Services
- Online conveyancing costs less than high street solicitors.
- Fixed fees often £300-£800 for simple sales. Communication by email and phone. Digital document handling.
- Still qualified solicitors doing the work. Less personal service than face-to-face.
- Good savings for straightforward sales.
DIY Property Improvements
- Do cosmetic improvements yourself before selling.
- Paint walls and ceilings for a fresh appearance. Fix minor repairs and maintenance issues. Clean thoroughly, including carpets and windows.
- Tidy gardens and improve curb appeal. Small improvements add value cheaply.
- A professional decorator costs £150-£300 per room.
Shopping Around for Services
- Compare quotes from different professionals.
- Get 3-5 quotes for all services needed. Solicitor fees vary by hundreds of pounds. Survey costs differ between companies.
- Online comparison sites help find deals. Local professionals often cost less.
- Savings of 20-30% possible with good shopping.
Smart Money-Saving Tips
- Choose the right selling method for your situation.
- Quick sales suit urgent moves. Private sales work with time and effort. Cash buyers are good for problem properties.
- Calculate total costs, including your time. Sometimes paying professionals saves money overall.
- Budget carefully for all selling expenses upfront.
£350k House Sale Example Costs
Based on a £350,000 house sale, here’s the breakdown of selling costs:
Essential Costs
- Estate agent fees: £4,200-£12,600 (1-3% + VAT of £350k sale price)
- Solicitor/conveyancing fees: £500-£4,000
- Energy Performance Certificate (EPC): £60-£120
- Local authority searches: £100-£300
- Land Registry fees: £280 (for £350k property value)
- Gas safety certificate: £60-£90 (if applicable for rental properties)
- Basic cleaning: £200-£500
- Minor repairs and maintenance: £200-£800
- Removal costs: £300-£1,500+ (depending on distance)
- Utility disconnection/reconnection fees: £50-£150 per service
Essential costs total: £5,950-£20,340
Non-Essential Costs
- Professional photography (non-essential): £150-£400
- Property staging (non-essential): £1,000-£3,000
- Premium property portal listings (non-essential): £200-£600
- Virtual tours (non-essential): £200-£600
- Drone photography (non-essential): £200-£500
- Floor plans (non-essential): £100-£300
- Professional garden tidying (non-essential): £100-£500
- Power washing/kerb appeal improvements (non-essential): £100-£300
- Premium marketing packages (non-essential): £1,000-£5,000
- Storage fees (non-essential): £200-£500+ per month
- House clearance services (non-essential): £200-£800
- Temporary accommodation (non-essential): Variable
- Building/planning searches (non-essential): £15-£100 each
Non-essential costs total: £3,465-£13,200
GRAND TOTAL: £9,415-£33,540
As a percentage of the sale price: 2.7% – 9.6%
In my experience, the average for most people is 3-4% of the sale price. This equates to £10,500-£14,000 for a £350k property, which falls within this range when focusing on essential costs plus moderate non-essential expenses.
Why Choose Property Buyers Today to Minimise Your Selling Costs
If you want to sell your house fast without high costs, we might be perfect for you.
I’ll be honest with you. We will offer less money than an estate agent would tell you to ask for. But we will always give you our best price and make everything easy for you.
We have bought houses with no selling costs in just 10 days from when we made our offer. This is why many homeowners pick us to work with…
Sell your house fast with Property Buyers Today. Skip the high costs of selling your house the normal way.
Speed
Most house sales take months, but we can buy your property in as little as 7 days.
This quick process is perfect if you need to move soon or want to avoid being stuck in a long chain of buyers and sellers. We have the cash on hand so don’t need to wait for mortgages or a chain to collapse.
Guaranteed Sale
Did you know 1 in 3 sales fall through on the open market?
We know how frustrating it is to get 6 months into a process and have a buyer pull out.
When we give you the final price for your house, that’s the amount you’ll get. Guaranteed!
No Costs
You won’t face any costs with us.
We handle all the expenses involved in buying your property, including legal fees and surveys. You get cash in your bank when the sale is complete, and there are no surprise estate agent commissions to worry about.
No Stress Or Hassle
Our team supports you through the whole selling process.
We keep you updated about what’s happening and answer any questions quickly. You’ll always understand what’s going on with your sale and what happens next.
Free Property Valuation
Our property experts will value your house at no cost to you.
They look carefully at your property and check local market prices to give you an accurate figure. This professional service comes with no obligations.
No Viewings Required
Forget about cleaning and tidying for viewings.
We don’t need multiple visits or open houses to make our offer. This means no strangers walking through your home, and no disruption to your daily life.
All Properties Welcome
Whether your house needs work or is in perfect condition, we’ll buy it.
We have experience with all types of properties and conditions. This means you can sell your house to us no matter what state it’s in.
Professional Legal Service
Our expert team manages all the legal requirements for you.
We work with experienced property lawyers who make sure everything runs smoothly, and put your property at the top of their list. This gives you peace of mind that your sale is being handled properly from start to finish.
