Cost of Selling a House Calculator United Kingdom
This cost of selling a house calculator adds the estate agent fee, conveyancing, EPC, removals and any mortgage exit fee, and shows your net proceeds.
What it does
The Cost of Selling a House Calculator adds up what it costs to sell a home in the UK — the estate agent's commission, conveyancing and legal fees, the Energy Performance Certificate, removals and any mortgage exit fee — and shows the net proceeds left over before you repay your outstanding mortgage.
Data sources & parameters
This calculator uses standard financial formulas and runs entirely in your browser. It needs no external rate data — your result is computed only from the values you enter above.
We always strive to use the latest data for every variable so our results and reports are as accurate as possible. Even so, errors are possible — you should not rely on this tool or its report alone, and we accept no liability for any decision made based on it.
The formula
Agent fee = sale price × agent fee %; total cost = agent fee + conveyancing + EPC + removals + exit fee; net proceeds = sale price − total cost
How it works
It works out the estate agent fee as a percentage of your sale price, adds the fixed costs you enter for conveyancing, EPC, removals and any early repayment charge, and subtracts the total from the sale price to give the money you walk away with.
Where it is used
- Estimating your net proceeds before putting a home on the market
- Comparing estate agents on a percentage commission
- Budgeting the upfront costs of a move
Worked example
Selling for £300,000.00 at a 1.2% agent fee gives a … commission and total selling costs of …, leaving net proceeds of ….
Between the estate agent’s commission, the solicitor’s conveyancing fee, an Energy Performance Certificate, removals and, if you are partway through a fixed mortgage deal, an early repayment charge, selling a home can cost several thousand pounds. This calculator adds those charges and shows the total, the agent fee on its own and the net proceeds left from your sale price.
What goes into the cost of selling
The biggest item, the estate agent’s fee, is a percentage of the price you sell for, so a more valuable home costs more to sell at the same rate. The other costs are broadly fixed whatever the price: conveyancing is a professional fee for the legal transfer, the EPC is a one-off assessment you must have before marketing, and removals depend on distance and volume. The calculator keeps them separate so you can see which cost is worth negotiating.
Estate agent fees
For most sellers the agent’s commission is the largest expense. High-street agents usually charge a percentage of the final sale price, normally quoted including VAT. Confirm this in writing, because a fee quoted plus VAT is a fifth higher than it first looks. Online and fixed-fee agents charge a flat sum, sometimes payable upfront whether or not the property sells. To compare one with a traditional agent, divide the flat charge by your sale price and enter the result as a percentage, or compare the two pound figures directly.
Conveyancing, EPC and removals
Conveyancing pays the solicitor or licensed conveyancer who drafts the contract, answers the buyer’s enquiries and handles the transfer of funds. It is a fixed fee and one of the costs where shopping around pays. The Energy Performance Certificate is a legal requirement before you can market a property, a modest one-off cost for an assessor to visit and rate the home’s efficiency. Removals vary with the size of your home, the distance and whether you pack yourself. All three are fixed amounts in the advanced options, so you can match them to real quotes.
The mortgage exit fee
If you sell partway through a fixed-rate deal, your lender may charge an early repayment charge, often a percentage of the balance you still owe. There can also be a small exit or deeds-release fee even at the end of a deal. These charges depend on your mortgage contract, so the calculator leaves the figure for you to enter. Check your latest statement or ask your lender for a redemption figure before relying on the total.
A worked example
Suppose you sell for £300,000 with an agent charging 1.2%. The commission is £3,600. Add £1,200 for conveyancing, £100 for the EPC and £800 for removals, with no mortgage exit fee, and the total cost of selling is £5,700. Your net proceeds are £294,300, before you repay any remaining mortgage. Negotiate the agent fee down to 1.0% and the commission falls to £3,000, a £600 saving, which is why the percentage is the number most worth negotiating.
How to use the calculator
Enter your expected sale price and the agent’s fee percentage to see the commission, total cost and net proceeds. Open the advanced options to set the conveyancing, EPC, removals and mortgage exit fee from the quotes you have. The donut chart splits the total by category so you can see where the money goes.
Assumptions and limitations
This is a planning estimate. Every figure is one you enter, with no stored rates or thresholds behind it, so the result is only as accurate as your quotes. Net proceeds are shown before repaying any mortgage. The tool does not model Capital Gains Tax, which can apply if the property is not your main home, or fees on a new mortgage. It also ignores incidental costs such as staging, minor repairs or overlapping bills during a chain. Treat the result as a starting budget and confirm each figure with a written quote.
About This Tool: Cost of Selling a House
Cost of selling a house: use this tool to get an instant estimate based on the figures you enter. Adjust the inputs above to match your situation, or browse all our calculators to plan your next step.
Frequently asked questions
What are the main costs of selling a house in the UK?
How much do estate agents charge to sell a house?
Is the estate agent fee quoted with or without VAT?
Do I pay Stamp Duty when I sell a house?
What are net proceeds and do they pay off my mortgage?
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