How Much Does It Really Cost to Sell a House in the UK in 2026?

Selling a house is rarely just a case of agreeing a price and handing over the keys. In 2026, the total cost can include estate agent fees, conveyancing, an Energy Performance Certificate, mortgage charges, removals, repairs and—depending on the property and your circumstances—tax.

This guide covers the main costs to budget for when selling in the UK. Exact figures depend on your property, location, contract and whether you are selling your main home or an investment property.

The main costs of selling a house

• estate agent fees;
• conveyancing and legal work;
• an EPC if you do not already have a valid one;
• mortgage repayment, exit or early-repayment charges;
• leasehold information or management-pack charges;
• repairs, cleaning, removals and storage; and
• Capital Gains Tax where the property is not fully covered by private residence relief.

1. Estate agent fees

Traditional, online and hybrid agents use different pricing models. Some charge a percentage of the sale price, while others charge a fixed fee. Check whether VAT is included, when the fee becomes payable and what marketing, photography, floorplans and viewings are included.

Read the contract carefully. Sole selling rights can mean that a fee is payable even if you find the buyer yourself, and using more than one agent can create the risk of dual fees. Ask about the tie-in period, notice provisions and extra administration charges.

For background, see Emoov’s UK property valuation guide and the Emoov seller guides.

2. Conveyancing and legal costs

Your solicitor or conveyancer handles the legal transfer, responds to enquiries and works with the buyer’s legal representative. Ask for a written quote covering the legal fee, VAT, searches, bank-transfer charges, leasehold work and any costs payable if the sale falls through.

Leasehold sales can involve extra charges for a management pack, notices or deed-of-covenant work. Ask your managing agent early for its fee schedule and expected turnaround time.

3. EPC and property paperwork

Most homes need a valid Energy Performance Certificate when marketed. An EPC is generally valid for 10 years. Check the official register before ordering another one.

Gather planning permissions, building-regulation certificates, guarantees, warranties, title information and documents for alterations before marketing. Finding missing paperwork early can prevent delays.

4. Mortgage and secured borrowing

Ask your lender for a redemption statement. You may need to repay the outstanding mortgage, an early-repayment charge, a discharge or administration fee, and any other borrowing secured against the property.

If you are buying another home, compare the cost of porting the mortgage with repaying it and arranging a new loan. Obtain independent advice before committing.

5. Preparing the property

Some sellers spend money on decorating, repairs, gardening, cleaning, staging or professional photography. Not every improvement pays for itself. Prioritise defects that could concern buyers or delay a survey, and ask agents for evidence before committing to expensive work.

Also budget for removals, storage, utility changes and temporary accommodation if your sale and onward purchase do not complete on the same day.

6. Tax when selling

If you are selling your only or main home, Private Residence Relief may mean there is no Capital Gains Tax, but the position depends on your ownership and occupancy history. A buy-to-let, second home, inherited property or property used partly for business can be different.

For a UK property that is not fully covered by relief, you may need to report and pay Capital Gains Tax within 60 days of completion. Keep records of the purchase price, qualifying improvement costs, buying and selling fees and periods of occupation, and take professional tax advice where appropriate.

How much should you budget?

There is no single percentage that applies to every sale. Begin with a written list of costs. Ask each professional for a quote, confirm whether VAT is included and identify which costs are payable even if the transaction does not complete.

Compare the expected sale price with the mortgage redemption figure, selling costs and the amount needed for your next move. A higher offer is not always the strongest offer if it comes with a long chain or uncertain funding.

A practical seller checklist

1. Request a mortgage redemption statement.
2. Obtain comparable valuations and compare each agent’s contract and fee.
3. Check whether the EPC is valid.
4. Find title, planning, building-regulation and guarantee documents.
5. Obtain a full conveyancing quote, including leasehold extras if relevant.
6. Estimate repairs, cleaning, removals and storage.
7. Check whether Capital Gains Tax could apply.
8. Keep a written record of every quote, fee and payment.

For official guidance, read the government’s How to sell a home guide. Emoov can also help you sell your property online.

Final takeaway

The real cost of selling is the total of the fees, taxes, finance charges and practical expenses that apply to your circumstances. Get figures in writing early, keep a contingency for delays and take independent legal or tax advice where your situation is complex. This article is general information, not financial or legal advice.