The cost of selling a house in England depends on your property, the services you choose and your mortgage arrangements. Alongside the estate agent’s fee, you may need to budget for conveyancing, an Energy Performance Certificate (EPC), mortgage-related charges and removal costs. This guide explains what each cost covers and which figures to check before you agree to sell.
Selling costs at a glance
Separate selling expenses from the mortgage balance you must repay. Your selling budget may include the agent’s fee, conveyancing, an EPC, removals and property-specific charges. Your net proceeds are the sale price minus those expenses and any mortgage or other secured debt repaid on completion. Allow separately for the costs of buying your next home.
National guide figures, checked 29 October 2026: MoneyHelper lists legal fees of £800–£1,800 and EPC costs of £60–£120, and cites a 2026 average estate-agent fee of 1.42% including VAT. These figures are guides, not Home & Castle’s tariffs or a quotation for your sale. Ask each provider for a written breakdown, including VAT and any additional charges.
For a simple example, on a £300,000 sale, an illustrative 1.42% agent fee is £4,260. Add £1,200 for conveyancing and £90 for a new EPC, and these three items total £5,550. With a £200,000 mortgage to repay, that would leave £94,450 before removals, any mortgage charges, leasehold fees, repairs or costs of an onward purchase. This is an illustration, not a personalised estimate.
Selling in Oxfordshire or Buckinghamshire? A national example is a useful guide, but your likely asking price depends on your own property and local market. Our free, no-obligation valuation gives you a starting point for planning your sale and the costs involved. Get a free property valuation.
Sources (checked October 2026): HomeOwners Alliance and MoneyHelper.
Estate agent fees
Estate agents usually charge a percentage of the final sale price, although some offer a fixed fee. Check whether VAT is included and what the service covers. Photography, floorplans, portal advertising, viewings, negotiation and sales progression should all be discussed before you sign an agreement.
A cheaper fee is not always the lowest overall cost. Weak marketing, poor negotiation or limited support can affect the sale price and increase the risk of delays.
Conveyancing costs
You will need a solicitor or licensed conveyancer to handle the legal work. The quotation may include professional fees, identification checks, bank-transfer charges and other disbursements. Leasehold sales usually cost more because additional documents and enquiries are required.
Energy Performance Certificate
Most homes need a valid Energy Performance Certificate before marketing begins. An EPC normally remains valid for ten years, so check whether the property already has one before ordering a new assessment.
Mortgage charges
Ask your lender for a redemption statement. Depending on the mortgage, you may need to pay an early repayment charge, an exit fee or administration costs. If you are buying another home, ask whether the mortgage can be transferred to the new property.
Leasehold and management fees
Leasehold sellers may need to pay the freeholder or managing agent for a management information pack. There can also be fees for notices, certificates or deed requirements. Requesting the pack early can reduce delays.
Removal and moving costs
Removal costs vary according to distance, property size, access and whether packing or storage is required. Obtain quotations early, especially if you expect to move during a busy period.
Repairs and presentation
Minor repairs, cleaning, gardening and decluttering can improve presentation without requiring a major renovation. Ask your estate agent which work is likely to support the sale and avoid spending money on improvements that buyers may not value.
Other possible costs
Depending on your circumstances, you may also need to budget for specialist reports, indemnity insurance, removals insurance, storage or temporary accommodation. Sellers normally do not pay Stamp Duty on the property they sell, but they may pay it on a new purchase.
How to estimate your net proceeds
Start with a realistic expected sale price, then subtract the mortgage balance, estate agent fee, conveyancing costs and other expected expenses. Keep a contingency for unexpected legal or moving costs.
Home & Castle provides clear, personal advice from valuation to completion across Oxfordshire and Buckinghamshire, including Long Crendon, Brill, Waddesdon and Thame, as well as nearby villages. Explore the areas we cover or contact us for a free valuation and a transparent explanation of our selling service.
When do you pay the costs of selling?
Payment timing depends on your agreements. Ask which charges are payable upfront, which are deducted at completion and what remains payable if the sale does not complete. An upfront marketing fee and a completion-based agent fee work differently. Check the contract before instructing an agent, conveyancer or removals company.
How can you compare selling-cost quotations?
Compare the total amount including VAT, the services included, optional extras and payment conditions. For a percentage agent fee, multiply your expected sale price by the agreed percentage; for a fixed fee, confirm exactly what that amount includes. Ask about photography, viewings, negotiation and support through to completion. Keep a separate list of lender, legal and moving costs so you do not count an expense twice.