Selling House Costs: The Full Guide for UK Homeowners

If you're planning to put your property on the market, there's one big question you’ve likely already asked yourself - what are the actual selling house costs in the UK? Spoiler: it’s more than just the estate agent’s cut.

From solicitor fees to Energy Performance Certificates (EPCs), removal companies to unexpected tax charges, the cost of selling a house in the UK adds up quickly. And while most homeowners expect to part with a portion of their property’s value to secure a sale, few realise just how many moving parts (and hidden charges) are involved until they’re knee-deep in paperwork.

At Blue Box Storage, we regularly work with people at different stages of the moving process - from decluttering before the photos go live, to finding a temporary home for their belongings between exchanges. In this guide, we’ll break down everything you need to know about selling house costs, and how you can plan more effectively for a smooth and financially smart sale.

Understanding the Real Selling House Costs

The average cost of selling a house in the UK varies widely depending on the property's location and value, but homeowners can typically expect to spend anywhere between £5,000 and £10,000 on the process. However, this figure can climb considerably for high-value properties or when using full-service estate agents.

These costs cover everything from conveyancing and legal services to marketing your home, and even the price of moving your furniture into storage while you wait for your new property to become available. Moving house is stressful, so we've done our best to break down every cost associated with moving and selling your house so you can be prepared!

Estimated Selling House Costs Breakdown (UK)

Estimated Total Cost Range from £4,744 – £17,189+ depending on services used, property value, and legal/tax considerations. Here is a breakdown of all the selling house costs we think you need to know.

Estate Agent Fees: What’s the Going Rate?

Estate agents typically charge a percentage of the final sale price as commission. This usually ranges between 1% and 3% + VAT, depending on whether you opt for a sole agency agreement or use multiple agents.

For example, selling a house for £300,000 at a 1.5% commission rate would mean paying £4,500 + VAT, equating to £5,400 in total. This fee covers marketing, viewings, negotiations, and often professional photography — though some services may charge extra for premium features.

Online estate agents such as Purplebricks or Strike offer flat fees, typically from £999 to £1,500, but these may require you to handle viewings and negotiations yourself. You’ll save money, but potentially at the cost of time and convenience.

Conveyancing Fees and Legal Costs

You’ll need a conveyancer or solicitor to handle the legal aspects of the sale. This includes managing contracts, communicating with the buyer’s solicitor, and dealing with the transfer of funds.

Typical conveyancing costs for sellers range from £600 to £1,800, depending on your property’s complexity and location. Leasehold properties or homes with ongoing disputes (e.g. boundary issues) tend to incur higher charges.

Some solicitors charge a fixed fee, while others may work on a percentage basis or charge extra for disbursements like title deeds or bank transfer fees.

EPC (Energy Performance Certificate) Fees

In the UK, you’re legally required to provide an Energy Performance Certificate (EPC) when selling your home. This assesses your property’s energy efficiency and is valid for 10 years.

The average cost of an EPC is £60–£120, though this can vary depending on the size and location of the property. If your home has had one completed in the last 10 years, you may not need to get a new one unless major upgrades have changed its energy profile.

Removal and Storage Costs

When it comes to physically moving house, removal companies in the UK typically charge between £400 and £1,200, depending on how much you’re transporting, how far you’re going, and whether you need help with packing.

But what if you haven’t yet secured your next property? That’s where temporary storage for moving house becomes essential. At Blue Box Storage, we offer flexible, secure storage solutions for moving house and homeowners in transition. Whether you’re downsizing, renovating before the sale, or simply need a short-term storage solution during the gap between exchange and completion, we’ve got you covered.

For example, a 50 sq. ft. unit is perfect for storing the contents of a 1-bedroom flat, while a 100 sq. ft. unit offers enough space for a small house. Find your nearest facility or get a quote online today.

Capital Gains Tax (When It Applies)

If you’re selling your main residence, you’re usually exempt from Capital Gains Tax (CGT) thanks to Private Residence Relief. However, if the home was used as a rental, business premises, or was inherited and increased significantly in value, CGT may apply.

The CGT rate on property for higher-rate taxpayers is 28%, while for basic-rate taxpayers, it’s 18%. The gain is calculated as the difference between the purchase price and the sale price, minus allowable expenses and any CGT allowance (currently £3,000 for 2025/26).

It’s worth getting tailored advice from your accountant or solicitor if you suspect CGT might apply to your sale.

Mortgage Fees and Early Repayment Charges

Many sellers forget about the early repayment charges (ERCs) on their mortgage. If you’re within a fixed-term or discounted rate deal, you could face fees of up to 5% of your outstanding balance.

For example, if you still owe £150,000 on your mortgage and your lender charges a 3% ERC, you’d pay £4,500 to exit the deal early. Some mortgages also charge deeds release fees or admin fees (usually around £100–£300).

If you’re porting your mortgage to a new property, these fees may not apply — but you’ll still want to check with your lender ahead of time.

Home Improvements Before Selling: Worth It?

Spending money to spruce up your home before sale can sometimes lead to a higher asking price — but not always. Cosmetic fixes like fresh paint, garden tidy-ups, and decluttering are often worth it. Structural repairs or kitchen overhauls might not offer a return unless your target buyers expect a move-in-ready home.

One low-cost improvement with high impact? Decluttering. A neat, spacious interior helps buyers visualise themselves in the home. You don’t need to throw things away — just store them off-site. Blue Box Storage offers affordable units for short-term use during home staging or open days.

Check out our guide on decluttering before a house move.

Other Unexpected Costs to Consider

There are some other potential selling house costs to consider that aren't always essential or required but worth mentioning:

• Home staging or professional photography: £200–£600
• Indemnity insurance: For title issues or missing paperwork — £50–£300
• Leasehold admin fees: Sellers of leasehold properties may pay £100–£300 for the managing agent’s information pack
• Final utility bills and council tax: Make sure to budget for overlaps
• Mail redirection: £33.99 for 3 months via Royal Mail

These are often missed in budgeting but can push up the final cost substantially.

The Cost of Not Moving Fast Enough

In a hot market, homes sell quickly. But if your property is slow to shift, the costs of staying in your current home (mortgage payments, utilities, council tax) can add up.

This is where interim storage solutions can really help. You might find a buyer before you've secured your next home — and rather than risking a sale falling through, storing your belongings while you rent short-term can bridge the gap. Visit our home movers storage page to explore your options.

Selling House Costs Calculator (And Why You Should Use One)

With so many variables — from agent fees to tax — a selling house costs calculator can be helpful. Use one to estimate expenses and understand your likely equity once the mortgage is paid off.

We recommend exploring selling house costs calculators from:

• Compare the Market
• The Advisory
• Moving Costs Calculator

These tools are a starting point but remember to get bespoke quotes from estate agents, solicitors, and storage providers to get an accurate picture.

Final Thoughts: Planning Ahead Saves You Thousands On Selling House Costs

Selling a house is never cheap — but understanding the breakdown of selling house costs helps you plan, negotiate, and save.

At Blue Box Storage, we’ve helped hundreds of homeowners navigate the logistical challenges of moving. Whether you’re prepping your home for market or need a reliable place to store your things while you move into your new space, our team is here to help.

Explore our range of storage unit sizes or read more on our blog for practical moving tips and advice.

Frequently Asked Questions About Selling House Costs

How much does it cost to sell a house in the UK?
Expect to spend between £5,000 and £10,000, including estate agent fees, solicitor costs, removals, and legal documents.

Do I have to pay tax when selling my home?
Usually not if it’s your main residence, but Capital Gains Tax may apply to second homes or inherited properties.

What’s the cheapest way to sell my home?
Using an online estate agent and doing your own viewings can save money, but you may lose out on sale price or buyer support.

Should I use storage while selling my house?
Yes, it’s a cost-effective way to declutter and prepare for viewings. Find out more on our moving house storage page.