Selling a house in the UK typically costs between 2% and 5% of your sale price once everything is counted. On a £300,000 home, that usually means £8,000 to £9,000: an estate agent fee of 1% to 3% plus VAT, around £2,000 in conveyancing, £90 for an EPC and £400 to £1,000 for removals. Below is the full breakdown, plus the costs almost nobody budgets for, and what to do if you cannot afford to wait months for the sale.
The quick answer: a worked example
Here is what selling a £300,000 home typically costs, using figures published by MoneyHelper, the government-backed money guidance service:
| Cost | Typical range | On a £300,000 sale |
|---|---|---|
| Estate agent fee (1%–3% + VAT) | varies by agent and contract | £3,600–£10,800 inc. VAT |
| Conveyancing and legal fees | around £2,000 inc. VAT | £2,000 |
| Energy Performance Certificate | around £90 | £90 |
| Removals | £400–£1,000+ | £700 |
| Extras (cleaning, mail redirection, storage) | £150–£300 | £200 |
A mid-range agent fee of 1.5% puts the realistic total at roughly £8,400. Choose a premium agent at 2.5% and you are past £12,000 before you have handed over a key.
Estate agent fees: the biggest line by far
High-street agents charge a percentage of the final sale price, typically between 1% and 3% plus VAT at 20%. The percentage is negotiable, and it should be: on a £300,000 home the difference between 1% and 2% is £3,600 with VAT included. Check whether the quote includes VAT (many do not), whether you are signing a sole agency or multi-agency agreement, and how long the tie-in period runs. Online fixed-fee agents charge less upfront, but you take on the viewings and negotiation yourself, and upfront fees are payable even if the sale falls through.
Conveyancing and legal fees
Your solicitor or conveyancer handles the legal transfer. MoneyHelper puts typical legal fees at around £2,000 including VAT. Sellers have less paperwork than buyers (you are not paying for searches, which are the buyer's cost), but you will pay for title documents, mortgage redemption administration and, on leasehold homes, a management information pack that can add £200 to £500. Ask for a fixed-fee quote and a breakdown of disbursements before instructing.
The EPC and the paperwork
You cannot legally market a home in England and Wales without an Energy Performance Certificate, unless a valid one already exists (they last ten years). A new EPC costs around £90. Beyond that, budget small amounts for management packs, ID checks and indemnity policies if your paperwork has gaps.
Moving day: removals and the small print
Removal costs range from about £400 for a small local move to well over £1,000 for a full house moved a long distance. Add end-of-tenancy-standard cleaning (around £100), Royal Mail redirection (around £36 for a year), and short-term storage if your dates do not line up.
The costs nobody budgets for
The figures above are the visible costs. The expensive ones are usually invisible, because they are a function of time:
Your mortgage keeps running while you sell. The average sale takes around five months from listing to completion (HomeOwners Alliance). On a £1,200 monthly mortgage payment, five months of selling costs £6,000 in payments alone, before council tax, insurance and utilities on a home you are trying to leave. We cover the timescales in detail in our guide to how long it takes to sell a house.
If you are behind on the mortgage, time costs even more. Arrears grow with interest and fees while the sale drags, and if a lender has started possession action the court timetable will not wait for a chain to sort itself out. If that is your situation, dealing with the arrears comes first, not the estate agency contract: our page on how to resolve mortgage arrears explains the options, and free debt help is available from StepChange (0800 138 1111) and Shelter (0808 800 4444).
Price reductions are a cost too. A home that sits unsold usually gets reduced. That is rarely written down as a "cost of selling", but a £10,000 reduction dwarfs every fee on this page.
What a "no fees" quick sale really costs
Cash-buying companies advertise speed and zero fees. The fee claim is usually true. The catch is the price: genuine cash buyers typically offer around 70% to 75% of market value in exchange for a fast completion. On a £300,000 home, "no fees" can mean accepting £75,000 to £90,000 less than your home is worth, which makes the £8,400 of conventional selling costs look cheap. If speed matters to you, compare all four routes in our guide to the fastest way to sell a property before signing anything.
How to sell fast without the fees or the discount
Faster Property Solutions helps homeowners across England and Wales overcome property and financial challenges by providing bespoke solutions, including helping people stop repossession, resolve mortgage arrears, and regain control of their situation. For sellers who need speed, that includes routes designed to achieve full market value rather than a cash buyer's discount, with solicitor fees and legal costs covered, so speed does not have to mean giving your home away. If you need to sell your house fast, or a lender is already threatening action and you need to stop repossession, call us free on 0800 324 7949. A dedicated team member will listen, understand your circumstances, and connect you with the specialist best placed to help.
Frequently asked questions
How much does it cost to sell a house in the UK?
Typically 2% to 5% of the sale price. On a £300,000 home that is usually £8,000 to £9,000 with a mid-range agent fee, made up of the agent's percentage plus VAT, around £2,000 of conveyancing, an EPC and removals.
Do I pay stamp duty when I sell?
No. Stamp duty is the buyer's tax. As a seller your taxes are usually nil on your main home; capital gains tax can apply to second homes and rental properties.
Can I sell a house with no money upfront?
Yes. Most high-street agents and many conveyancers are paid on completion, so the costs come out of the sale proceeds. Be careful with services that ask for upfront fees which are kept if the sale falls through.
What does it cost to sell if I'm in mortgage arrears?
The selling costs are the same, but every month of delay adds arrears interest and possible legal costs on top. Acting early protects far more money than any fee negotiation. Call 0800 324 7949 for a free, no-obligation conversation about your options.
This article is general information, not legal, tax or financial advice. Figures are typical ranges from the cited sources and your costs will depend on your home, your agent and your circumstances.