Calculate all the costs of selling your property — estate agent, solicitor, mortgage exit fees, EPC, and Capital Gains Tax — to see exactly what you'll net from your sale.
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Net Proceeds
Net as % of Sale Price
Cost Breakdown
What Does It Cost to Sell a House?
Selling a property involves several layers of cost that can eat significantly into your proceeds. Estate agent fees alone can cost 1–2% of the sale price. Add solicitor fees, mortgage exit charges, an EPC certificate, and potentially Capital Gains Tax, and the true cost of selling can reach 3–4% of the sale price — or more if CGT applies.
CGT Rates on Residential Property 2025/26
Taxpayer
CGT Rate (Residential)
Basic-rate taxpayer
18%
Higher/Additional-rate taxpayer
24%
Annual Exempt Amount (2025/26)
£3,000
CGT on residential property must be reported and paid within 60 days of completion. Private Residence Relief exempts gains on your main home.
Frequently Asked Questions
What are the main costs of selling a house in the UK?
Estate agent fees (1–2%), solicitor fees (£900–£1,800), EPC certificate (£60–£120), mortgage exit fee (~£150), and potentially CGT. Total costs are typically 2–4% of the sale price.
How much are estate agent fees?
High street agents typically charge 0.75–3%, with 1.0–1.5% most common for sole agency. Online agents charge a flat fee of £500–£2,000. Always negotiate.
Do I pay Capital Gains Tax when selling my home?
If the property is your main home and you have lived in it throughout ownership, it is exempt under Private Residence Relief. CGT may apply on second homes, buy-to-lets, or properties where you only lived part of the time.
What are CGT rates on residential property in 2025/26?
18% for basic-rate taxpayers and 24% for higher/additional-rate taxpayers. The Annual Exempt Amount is £3,000 for 2025/26.
What is an early repayment charge?
An ERC is a penalty for paying your mortgage off early, typically during a fixed or tracker deal. ERCs are usually 1–5% of the outstanding balance. Selling your property triggers full repayment so an ERC may apply.
What is a mortgage exit fee?
A mortgage exit or redemption fee is a small admin charge for closing your mortgage account, typically £50–£300. It is separate from any early repayment charge.
Do I need an EPC to sell my property?
Yes — a valid EPC is required before marketing. It costs £60–£120, lasts 10 years, and rates the property A–G for energy efficiency.
What can I deduct from Capital Gains when selling a property?
You can deduct: the original purchase price, SDLT paid on purchase, solicitor fees on purchase and sale, estate agent fees, and the cost of capital improvements. You cannot deduct mortgage interest or maintenance costs.
How long does it take to sell a house in the UK?
The average time from listing to completion is 3–6 months. Finding a buyer takes 2–8 weeks; exchanging contracts takes 6–12 weeks after an offer; completion typically follows 1–4 weeks after exchange.
What is Private Residence Relief?
PPR exempts from CGT the gain on your only or main home for the period you actually lived there as your main residence, plus the final 9 months of ownership regardless of occupancy.
Do I pay CGT if I sell a buy-to-let property?
Yes — gains on buy-to-let properties are subject to CGT at 18% (basic rate) or 24% (higher rate). You can deduct purchase and selling costs, improvements, and the £3,000 AEA.
When must I report and pay CGT on property?
CGT on UK residential property must be reported and paid within 60 days of completion via a Property CGT Return through your HMRC online account.