The True Cost of Selling a House in the UK (2025)
Updated: May 2025
We break down the real cost of selling a house in the UK in 2025, including estate agent fees, solicitor costs, EPCs, removals, and lesser-known charges like indemnity insurance or mortgage exit fees. Whether you're selling a £200k flat or a £500k family home, understanding these costs upfront can help you budget better and save more by knowing where to cut back.
Key Takeaways:
- The average UK house sale in 2025 costs around £6,700, mainly from agent and legal fees.
- Use a cost calculator to get tailored estimates based on your property and sale method.
- Save money by comparing quotes, negotiating fees, or using fixed-price services.
-
- What Are Estate Agent Fees?
- Average Estate Agent Fees in the UK (2025)
- Estate Agent Fees Explained
- Legal Fees for Selling a House
- EPC, Indemnity Insurance & Other Selling Costs
- Removals & Moving Costs
- Use a House Selling Cost Calculator (UK)
- Thinking of Selling? Here’s What You’ll Really Pay
- Frequently Asked Questions
What Are Estate Agent Fees?
Estate agent fees in the UK are the costs for selling your home through an agent, typically charged as a percentage of the final sale price—usually between 0.9% and 3.5%. Some agents offer fixed-fee options, where you pay a set amount regardless of the sale price. Fees generally cover marketing, viewings, offer negotiations, and support through to completion. Extras like premium listings or in-house conveyancers may cost more, and some agents charge a withdrawal fee if you take your home off the market early.
Average Fees You’ll Pay When Selling a House in 2025
The team at Housebuyers4u has carried out our own in-depth analysis and research.
Here’s what you’ll likely pay when selling a typical home in 2025. These figures are based on a property worth around £292,000, using mid-range quotes for services like conveyancing and removals.
| Cost Type | Estimated Amount |
|---|---|
| Estate Agent Fees (1.5%) | £4,380 |
| Conveyancing (Solicitor) Fees | £850 – £1,500 |
| EPC Certificate | £60 – £120 |
| Removals (3-bed house, ~50 miles) | £805 – £1,200 |
| Indemnity Insurance (if required) | £20 – £300 |
| Total Estimated Cost | £6,700+ |
These are average UK figures, your actual total will depend on the value of your home, your location, and how you choose to sell.
Estate Agent Fees Explained
Estate agent fees are usually the biggest cost when selling a house, varying depending on how you sell.
High-Street Agents
Traditional agents typically charge between 1% and 3.5% of the sale price, including VAT. On a £292,000 home, that’s £2,900 to over £10,000. This covers marketing, viewings, negotiations, and support through to completion.
According to Sky News, this fee range is standard across the UK, and the exact amount often depends on the agent's service level and your location
Online Estate Agents
Online agents offer fixed-fee packages, usually between £300 and £1,500, regardless of your sale price. Some ask for upfront payment, while others offer ‘no sale, no fee’ options at a slightly higher rate.
The trade-off? Online agents are cheaper, but you may need to handle viewings or negotiations yourself unless you pay extra for a “hybrid” package.
Legal Fees for Selling a House
Legal fees, also known as conveyancing costs, cover the solicitor or licensed conveyancer who handles the legal side of your sale. This is the second-largest cost after estate agent fees.
When selling, your legal fees usually include:
-
Drafting and reviewing contracts
-
Dealing with the Land Registry
-
Transferring sale funds
-
Liaising with buyers and their solicitors
Expect to pay £850 to £1,500, depending on your location, property value, and whether it’s freehold or leasehold.
Leasehold Costs
Selling a leasehold? You’ll likely need a Leasehold Management Pack from your freeholder or managing agent. This can cost £300–£800 and is paid by the seller.
How to Avoid Hidden Fees
Always ask for a full breakdown of legal costs upfront. Some solicitors quote low but add disbursements later, so compare like for like. Also check:
-
If the quote is fixed-fee
-
If VAT is included
-
Whether leasehold or mortgage-related fees are extra
Click here to read our in-depth guide about conveyancing
Expert advice from our property expert Paul Gibbens:
"Over the years, we’ve seen sellers caught out by hidden legal extras they weren’t expecting, especially on leasehold properties. I always tell people to get everything in writing early on, and don’t be afraid to ask solicitors to break down what’s included.
It could save you hundreds and prevent delays further down the line."
EPC, Indemnity Insurance & Other Selling Costs
Beyond legal and agent fees, there are a few extra costs that sellers often overlook. While smaller, they’re still essential to factor into your total budget.
Energy Performance Certificate (EPC)
You’ll need an EPC before your property can be listed for sale.
-
Legally required in the UK
-
Valid for 10 years
-
Costs between £60 and £120
-
Book directly with an independent assessor to avoid markups from agents
If you’ve sold or rented your home in the last decade, check if your EPC is still valid via the government’s EPC register.
Indemnity Insurance
This one-off indemnity insurance policy is often requested when there are missing documents, planning consent gaps, or other legal grey areas.
-
Covers buyers and lenders against potential future legal issues
-
Makes the sale smoother by reassuring the buyer
-
Typical cost ranges from £20 to £300, depending on the risk
In many cases, the seller agrees to pay for this to keep the sale moving, especially if it's a buyer condition.
Removals & Moving Costs
Removals are often the last thing sellers think about, but they can easily add £1,000 or more to your total costs, especially for larger homes or longer distances.
Typical Removal Costs
-
For a 3-bed home, expect to pay between £800 and £1,200
-
Costs vary based on distance, volume of items, and extra services like packing or disassembly
-
Booking early and choosing a mid-week move can often get you a better rate
Checklist to Keep Costs Down
-
Compare at least 3 removal companies, and prices vary widely
-
Be clear about lofts, sheds, or extra storage; missing details can lead to surprise charges on moving day
-
If there’s a gap between sale and purchase, factor in temporary storage costs
Use a House Selling Cost Calculator (UK)
If you want a clear idea of what selling your home will cost, a house selling calculator is the quickest way to get a personalised estimate.
Why Use One?
-
Gives a realistic breakdown based on your property’s value and location
-
Factors in estate agent fees, legal costs, EPCs, removals, and more
-
Helps you budget properly and avoid last-minute surprises
You’ll typically just need to enter your property value, how you plan to sell, and any extras like leasehold or storage needs.