Selling a home does not have to be a leap into the unknown. Once you know which costs are fixed, which depend on choices you make, and which only apply in certain situations, the total becomes much easier to plan for. This guide walks through each cost in turn, shows where listing privately differs from using an agent, and points you to the official source for any figure that changes over time. Last reviewed: 30 May 2026.
The big choice: list it yourself or use an agent
On Domovita you can list your property yourself, or bring in a local estate agent to handle it for you. Both are first-class ways to sell - the right one depends on how much time you want to spend, how confident you feel handling viewings and negotiation, and your budget.
If you use an estate agent, their commission is usually the single largest cost of selling. It is typically charged as a percentage of the final sale price, plus VAT, and it varies from agent to agent. There is no single national rate, so the sensible move is to get a few current quotes and compare them, checking exactly what each fee includes (photography, floor plans, viewings, sales progression). If you list privately, you avoid this commission altogether - though you take on the work the agent would otherwise do.
Everything below applies whichever route you choose. An agent simply handles more of it on your behalf.
Conveyancing and legal fees
You will need a conveyancer or solicitor to handle the legal side of the sale - drafting the contract, answering the buyer's enquiries, and transferring ownership. For a seller, these fees are typically around £800 to £1,800, depending on the property, the complexity of the sale, and the firm you choose. Leasehold sales usually cost more than freehold because there is extra paperwork.
It is worth getting two or three written quotes and checking whether the price is fixed or an estimate, and what "disbursements" (third-party costs the firm pays on your behalf) are included. For an overview of how buying and selling works and the role of legal professionals, see the government's guide to buying and selling your home.
Energy Performance Certificate (EPC)
You must have a valid EPC to market your home for sale. It rates the property's energy efficiency and must be commissioned before, or at the point of, putting the property on the market. An EPC costs around £60 to £120 and is valid for 10 years, so if you have had one done within the last decade for a sale, purchase or rental, it may still be current.
You can check whether your property already has a valid certificate, and find an accredited assessor, on the official register at Find an energy certificate.
Mortgage charges
If you still have a mortgage on the property, two things can affect your costs. First, some mortgages carry an early-repayment charge if you pay off the loan before a fixed or discounted period ends. Whether this applies, and how much it is, depends entirely on your lender and your specific deal - so check your mortgage paperwork or ask your lender directly for a redemption figure before you commit to a timeline.
Second, if you are buying another property and moving the mortgage with you, there may be a "porting" arrangement or new product fees to consider. Your lender or a mortgage adviser can confirm exactly what applies in your case - these are not figures anyone can quote you in advance from the outside.
Removals and moving costs
The cost of physically moving varies widely. It depends on how much you are moving, the distance, whether you need packing services or storage, and how much you do yourself. A small flat moved a short distance with a hired van is at the cheaper end; a large family home moved across the country using a full-service firm sits much higher.
As with conveyancing, get a few quotes, ideally after an in-person or video survey of your belongings, so the figure you are given is realistic rather than a rough guess over the phone.
Tax: will you pay anything?
For most people selling the home they actually live in, the answer is reassuringly simple: there is no tax to pay on the gain. Capital Gains Tax is not payable on the sale of your main home, because it is covered by Private Residence Relief.
Capital Gains Tax can apply, however, when you sell an additional property or a second home - for example a buy-to-let, a holiday home, or a property you inherited and did not live in. In those cases:
- The current rates are 18% and 24%, depending on your circumstances and which part of your income tax band the gain falls into.
- There is a £3,000 annual exempt amount (the tax-free allowance) that you can set against your gains.
- You must report and pay any Capital Gains Tax due on UK residential property within 60 days of completion, directly to HMRC.
Because these rates, the allowance and the reporting rules can change, confirm the current figures before you calculate anything. See HMRC's guidance on Capital Gains Tax and the dedicated page on tax when you sell your home. If your situation is at all complex, a quick conversation with a tax adviser or accountant is money well spent - and you can always check the latest position with HM Revenue and Customs.
Putting it together
The table below summarises the typical costs. Use it as a planning starting point, not a fixed quote - your actual figures depend on your property, your choices and current market rates.
| Cost | Typical range | Applies when |
|---|---|---|
| Estate agent commission | A percentage of the sale price plus VAT - varies by agent, compare quotes | Only if you use an agent (avoided if you list privately) |
| Conveyancing / legal fees | Around £800 to £1,800 | Always |
| EPC | Around £60 to £120 (valid 10 years) | Always, unless you have a valid one already |
| Mortgage early-repayment charge | Depends on your lender - check your mortgage | Only if your deal carries one |
| Removals | Varies widely - get quotes | Usually |
| Capital Gains Tax | Not on your main home; 18% / 24% on additional property, with a £3,000 allowance and 60-day reporting (check current HMRC figures) | Only on a second home or additional property |
How to keep costs down
- Compare quotes for everything you can. Conveyancing, removals, and (if you use one) agent fees all vary, so two or three written quotes will usually save money.
- Check whether you already have a valid EPC before paying for a new one.
- Ask your lender for a redemption figure early so an early-repayment charge does not surprise you.
- Consider listing privately if you are comfortable handling viewings and negotiation - it removes the largest variable cost - while keeping the option to bring in a local agent if you would rather have help.
Whichever way you sell, knowing these costs up front means the offer you accept is the figure you can actually plan around.
Frequently asked questions
Do I have to pay estate agent fees if I sell my home myself?
No. Estate agent commission only applies if you choose to use an agent, and listing your property privately avoids that fee entirely. On Domovita you can list it yourself or bring in a local agent - both are first-class options. If you do use an agent, the fee is usually a percentage of the sale price plus VAT and varies between firms, so compare current quotes.
How much are conveyancing fees when selling a house?
For a seller, legal or conveyancing fees are typically around £800 to £1,800, depending on the property and the firm you choose. Leasehold sales usually cost more than freehold because of the extra paperwork involved. It is worth getting two or three written quotes and checking what disbursements are included.
Do I need an EPC to sell my home, and how much does it cost?
Yes, you need a valid Energy Performance Certificate to market your home for sale. An EPC costs around £60 to £120 and is valid for 10 years, so a certificate from a recent sale, purchase or rental may still be current. You can check the official register and find an accredited assessor at https://www.gov.uk/find-energy-certificate.
Will I pay Capital Gains Tax when I sell my home?
If you are selling the home you actually live in, no - Capital Gains Tax is not payable on your main home because it is covered by Private Residence Relief. It can apply when you sell an additional property or second home, where rates of 18% and 24% may apply, with a £3,000 annual exempt amount and 60-day reporting to HMRC. Always check the current figures at https://www.gov.uk/capital-gains-tax before calculating anything.
What is a mortgage early-repayment charge and will I have to pay one?
An early-repayment charge is a fee some lenders apply if you pay off your mortgage before a fixed or discounted period ends. Whether it applies, and how much it is, depends entirely on your lender and your specific deal. Check your mortgage paperwork or ask your lender for a redemption figure before you set a timeline for selling.
How much should I budget for removals?
Removal costs vary widely depending on how much you are moving, the distance, and whether you need packing or storage. A small move with a hired van sits at the cheaper end, while a full-service move of a large home across the country costs considerably more. Get a few quotes, ideally after a survey of your belongings, so the estimate is realistic.
Related guides
- How to sell your home privately: a step-by-step guide
- Do you need an EPC to sell your house?
- A Seller's Guide to Listing Your Home in the UK
- List your home on Domovita - free for private sellers
General information, not legal advice. This guide explains the rules in plain English and is kept under review, but the law changes and every situation is different. Always check the current position on the official gov.uk pages linked above, and take professional advice - a solicitor, conveyancer, accountant, or your local council as appropriate - before relying on it for a specific decision.