What Does It Really Cost to Sell Your Home? (And How to Be Prepared)

Selling your home is exciting – but it's also one of the biggest financial decisions you'll make. Many sellers focus on the asking price and forget that there are costs along the way that come out of the final figure. Knowing what to expect from the start means no nasty surprises, a smoother sale and a much clearer idea of what you'll actually walk away with.

Here's a straightforward guide to the costs of selling a house in 2026, and how to get yourself ready before you go to market.

The main costs of selling a house

1. Estate agent fees

For most sellers, this is the largest single cost. Agents usually charge a percentage of the final sale price, plus VAT. Across the UK, the average is around 1.42% including VAT, though fees range widely depending on the agent and the level of service.

On a £250,000 home, the national average works out at roughly £3,550.

At Best Nest, our selling fee is just 0.9% + VAT – £2,700 on a £250,000 home, saving you around £850 compared with the national average. This fee is available until January 2027, when it rises to 1.25% + VAT, so instructing us now means locking in the lower rate.

Watch out for: tie-in periods, withdrawal fees, and "upfront" online packages where you pay whether you sell or not. Always read the agency agreement carefully before you sign.

2. Conveyancing (legal) fees

You'll need a solicitor or licensed conveyancer to handle the legal side – drafting the contract, answering the buyer's solicitor's enquiries, redeeming your mortgage and transferring ownership. For a seller, expect somewhere in the region of £1000 to £1,800, depending on the property and the firm. Leasehold properties usually cost more because there's more paperwork involved.

Tip: ask for a fixed-fee quote in writing, and check exactly what's included. At Best Nest, we work with Fix My Legals to get you a great conveyancing quotation – whether you're buying, selling or both.

3. Energy Performance Certificate (EPC)

You must have a valid EPC before your home is marketed. They last ten years, so you may already have one – but if it's expired, you'll need a new assessment. It's one of the smaller costs, but it can hold up your listing if it isn't arranged early.

4. Mortgage redemption and early repayment charges

If you're paying off your mortgage before the end of a fixed or discounted deal, your lender may charge an early repayment charge – often a percentage of the outstanding balance. There may also be a smaller admin fee for closing the account. Ask your lender for a redemption statement before you agree a completion date, as timing your sale around the end of a deal can save you thousands.

5. Removals

Moving costs vary with distance and the size of your home, but as a guide, a one to two-bedroom home typically costs around £1,300 to move, and a three-bedroom home around £1,700. Don't forget packing materials, storage if there's a gap between homes, and any cleaning or minor repairs before you hand over the keys.

6. Capital Gains Tax (if it isn't your main home)

If you're selling your main residence, you won't usually pay Capital Gains Tax. But if you're selling a buy-to-let, a second home or an inherited property, you may owe tax on the gain – and on residential property, it must be reported and paid to HMRC within 60 days of completion. Speak to an accountant early so you can plan for it.

Putting it together: a worked example

Here's a rough illustration for a £250,000 home:

Every sale is different, but setting aside roughly 2–3% of your expected sale price is a sensible starting point. These costs will all be due on the day your sale completes, and apart from moving fees, your solicitor will usually be the person making sure everyone else gets paid. 

Lock in our 0.9% fee before January

Our selling fee of 0.9% + VAT is available until January 2027, when it will rise to 1.25% + VAT. On a £250,000 home, that's a saving of £1,050 if you instruct us now.

Now is a great time to lock in a strong sale price – and our lower fee.

Thinking of selling?

Whether you're ready to go now or just starting to plan, we'd love to help you understand your costs and get prepared properly.

Book your free valuation with Best Nest Properties today.

This article is for general guidance only. Figures are typical UK averages as of 2026 and will vary. Please seek independent legal, tax or financial advice for your own circumstances.