Selling a house is a significant financial decision and understanding the costs of moving home is crucial for homeowners, as budgeting for these expenses can help avoid unwelcome surprises and ensure a smoother transition to your next home. In this article we break down the typical costs of selling a house in 2025, helping you to make an informed and confident decision on how and when to put your property on the market.

How much does it cost to sell a house in the UK?

Main costs involved in selling a house

Estate agent fees

Estate agent fees are one of the most substantial costs when selling a house. According to the HomeOwners Alliance, the average estate agent fee in the UK for 2025 is around 1.42% including VAT; for a property valued at £275,000, this translates to approximately £3,900. However, fees can range from 0.9% to 3.6% depending on the agent and the type of agreement.

Here are some ways you can potentially bring down the cost of using an estate agent to sell your home:

• Compare online vs. high street estate agents: Online agents typically offer flat-fee selling packages, ranging anywhere from hundreds to thousands of pounds depending on the service(s) you choose; meanwhile ‘high street’ or local estate agents tend to charge a percentage of the sale price, although many will offer a flat fee agreement, usually for lower priced properties.
• Negotiate a lower fee: It can be possible to negotiate lower fees with estate agents. Compare quotes from multiple agents and discuss them with the one(s) you prefer to find out if you can secure a better deal on selling your property.
• Use a housebuilder scheme to buy a new-build home: If you’re thinking of buying a new-build home for your next property, you could get help to sell your current one and have your estate agent fees covered too. For example, if you use Bellway’s Part Exchange scheme you will sell your property to us so you can reserve your new Bellway home, with no estate agent fees to pay; alternatively, our Express Mover scheme takes the stress out of selling your home as we work with a local estate agent to do this for you, and take care of their fees too.

Conveyancing fees

Conveyancing fees cover the legal work required by a conveyancer or solicitor to transfer property ownership from seller to buyer. The HomeOwners Alliance reports that in 2025, the average conveyancing fee for selling a house is between £610 and £950, and that leasehold properties may incur additional charges of around £300 due to the extra legal work involved. The average conveyancing fees for buying and selling a house total £2,380 including disbursements (payments made on your behalf for a specific purpose, such as Land Registry fees).

You can read more about the role of a conveyancer or property solicitor in our guide to what happens on completion day.

Energy Performance Certificate (EPC) cost

An energy performance certificate, or EPC is required by law when selling a property. The typical cost of obtaining an EPC in 2025 ranges from £60 to £120, according to the HomeOwners Alliance.

The EPC certificate provides the property's energy efficiency rating, an estimation of the costs you can expect to pay on your energy bills in the home, and recommendations for improvement. Energy efficiency is a key factor in the UK property market; 99% of new-build Bellway homes have achieved the highest ratings of B and above, compared to just 5% of second-hand homes.

Mortgage exit fees and early repayment charges

Mortgage exit fees, also known as redemption administrations or discharge fees, are charged by lenders when you repay or close your mortgage account, or remortgage to another lender. Moneyfacts has found that mortgage exit fees are generally between £75 to £300; sometimes a lender may not charge a mortgage exit fee, or may have included this in the initial mortgage setup fee so check your terms and conditions to find out whether this is applicable.

Early repayment charges (ERCs) apply if you repay a fixed-rate mortgage before the end of the term, usually between 1% and 5% of the remaining loan balance. If you reach the end of your current mortgage deal before selling your home, choosing to remain on a standard variable rate (SVR) mortgage can offer some flexibility and help you avoid ERCs.

Additional costs to consider

Stamp duty (if buying another property)

If you are buying another home after selling your current one, you will be liable to pay stamp duty if the property price exceeds £125,000. The stamp duty rates for second-time buyers in England and Northern Ireland in 2025 are as follows:

• 0% on the first £125,000
• 2% on the portion from £125,001 to £250,000
• 5% on the portion from £250,001 to £925,001
• 10% on the portion from £925,001 to £1.5 million
• 12% on the remaining portion above £1.5 million

These rates are different in Wales and Scotland, where variations of stamp duty apply: in Wales, the land transaction tax (LTT) is payable on properties £180,001 and over, while in Scotland properties £145,001 and over are subject to the land and buildings transaction tax (LBTT).

Home repairs and improvements before selling

Preparing your home for sale often involves repairs and improvements. Costs can vary widely, but minor repairs and repainting can range from a few hundred to several thousand pounds.

Your buyers may choose to carry out a RICS Home Survey on your property to evaluate its condition; depending on the level of survey they choose, the report may identify any issues with your property and even provide a valuation that could lead to a negotiation on the purchase price. Therefore if there are any issues with your home that you are aware of, it could be worth addressing these before putting your property on the market to avoid any hurdles further down the line.

Removals and moving costs

Moving costs depend on the size of your home and the distance of the move, and Zoopla has found that average removal company costs for 2025 range from £1,300 for a 1-2 bed property to £1,700 for 3-bedroom houses. Packing up your own home and hiring or borrowing a van can save money but requires more effort and time, which may not be possible if the moving window is brief or you are managing a house move with young children, therefore it’s worth factoring removal costs into your house selling budget unless you’re absolutely confident that you can do all of the moving yourself.

Capital Gains Tax (if applicable)

Capital Gains Tax (CGT) applies to the sale of second homes or buy-to-let properties. The rates for 2025 are 18% for basic rate taxpayers and 24% for higher rate taxpayers. Calculating potential tax liability can be complex in this instance, and it is recommended to seek independent financial advice to ensure you make informed decisions.

Hidden costs of selling a house

There can be many more costs that are ‘hidden’ in the process of moving home, such as mail redirection services while you are changing your address, storage for your belongings, boxes and packaging materials, and buying new furniture or replacing your existing furniture that doesn’t fit into your new property; not to mention the costs of decorating your next home or carrying out any emergency repairs or renovations that are needed as soon as you move in. These expenses can add up, so it's essential to leave some room in your house selling budget to avoid unexpected financial strain.

How to reduce the cost of selling a house

• Choose an estate agent that fits your budget: Using an online estate agent or negotiating selling fees with high-street agents can potentially bring costs down.
• Negotiating conveyancing fees: Compare quotes from multiple solicitors and conveyancers as there may be room for adjustment in their prices, depending on your individual circumstances.
• Sell at the ‘right time’: Understanding the best time of year to buy and sell a home could help you to achieve a better price for your home and even a faster sale, leading to overall better value for money.

Selling to buy a new home? Here's why you should consider buying new

Buying a new-build Bellway home using our Part Exchange or Express Mover schemes could save you thousands on the cost of selling your property, as we will cover your estate agent fees whilst supporting you to make a stress-free move to your new Bellway home. What’s more, you could save up to 50% on your utility bills when you move to one of our energy-efficient homes, and you also won’t need to worry about budgeting for any costly renovations or redecorating projects as your beautiful Bellway home will be ready to move into as soon as you get your keys, complete with an immaculate interior and brand-new appliances throughout.

Read more about the reasons to buy a new-build Bellway home and the buying schemes and incentives that are available to help make your move even more affordable, before exploring your nearest developments of Bellway homes to find your dream property in a location you’ll love to live in.