How Much Do Estate Agents Charge to Sell a House

Learn what estate agents charge to sell a house in the UK, how percentages work, fixed fee options and what influences the cost.

At Lillian Purge, we specialise in SEO for Estate Agents. Here’s what to expect when it comes to estate agent fees for selling a house.

When you decide to sell your home, one of the first questions that comes to mind is how much it will cost. Estate agent fees can vary widely across the UK, depending on the type of agent you use, the value of your property, and the services included. Understanding these costs helps you make informed decisions and avoid hidden surprises later in the process.

This article explains how estate agent fees work, the factors that influence them, and how to choose the right agent for your budget and selling goals.

The Typical Estate Agent Fee in the UK

Most traditional estate agents charge a commission based on a percentage of your home’s final sale price. On average, this ranges between 1% and 3% plus VAT, though the exact figure depends on your location and the level of service provided.

For example:

  • A £250,000 home with a 1.5% fee equals £3,750 plus VAT.

  • A £400,000 home with a 2% fee equals £8,000 plus VAT.

Always check whether the quoted percentage includes VAT, as this can add an extra 20% to your total cost.

Types of Estate Agent Fees

Estate agents offer different pricing models depending on whether they are traditional high-street agents or online-based platforms.

1. Percentage-Based Fees

This is the most common structure used by local agents. The agent earns a percentage of the sale price only when your property sells, which means they are motivated to achieve the highest possible value.

2. Fixed Fees

Some agents offer a flat fee regardless of your home’s final selling price. Fixed fees can be cheaper, but they are often paid upfront, even if your property does not sell. This model is more common with online or hybrid agents.

3. Multi-Agency Fees

If you list your property with more than one agent, each agent competes to sell it. The one who secures the buyer earns the commission. Because of the added competition, multi-agency fees are higher—typically between 2.5% and 3.5% plus VAT.

4. Sole Agency Fees

When you work exclusively with one agent, you pay a lower commission rate, usually between 1% and 2% plus VAT. However, you must ensure that no other agent or individual introduces the buyer, or you could face double fees.

What Estate Agent Fees Usually Include

A good estate agent provides more than just a listing. Their fee typically covers marketing, negotiations, and ongoing support throughout the sale.

Services may include:

  • Valuation and market analysis

  • Professional photography and property descriptions

  • Listing on major portals such as Rightmove and Zoopla

  • Managing viewings and buyer enquiries

  • Handling offers and negotiations

  • Liaising with solicitors until completion

Before signing a contract, ask for a full breakdown of what’s included. Some agents offer additional paid extras such as premium listings, drone photography, or video tours.

Online vs High Street Agents

Choosing between an online or high street estate agent affects both cost and service level.

Online Agents

Online agents often charge lower, fixed fees—typically between £500 and £1,500. You usually pay upfront, which means you’ll owe the fee whether or not your home sells. Some offer optional extras such as accompanied viewings or professional photos at additional cost.

Online agents can be a good choice if you’re comfortable handling parts of the process yourself. However, they may lack the local knowledge and personal touch of traditional agents.

High Street Agents

Local agents tend to charge higher commission-based fees, but they handle every stage of the sale for you. They also have in-depth knowledge of the local market, which can help achieve better valuations and faster sales.

For sellers who prefer face-to-face communication and full support, the added cost can be worth it.

Additional Costs to Consider

Estate agent fees are only part of the total cost of selling a property. Other expenses may include:

  • Conveyancing fees: Legal costs for handling contracts and transferring ownership (typically £800–£1,500).

  • Energy Performance Certificate (EPC): Usually £60–£120, depending on the provider.

  • Mortgage exit fees: Charged if you repay your mortgage early.

  • Removal costs: Vary depending on distance and size of move.

Having a clear understanding of all potential costs helps you plan effectively and avoid unexpected financial pressure.

Negotiating Estate Agent Fees

Many estate agents are open to negotiation, particularly if your property is likely to sell quickly or is in a desirable location. To negotiate effectively:

  • Get quotes from at least three agents before making a decision.

  • Ask if they offer tiered commission rates based on the sale price achieved.

  • Clarify whether the fee includes VAT and marketing costs.

  • Be cautious of agents who drastically undercut competitors—lower fees can sometimes mean limited service or less motivation to secure the best price.

Choosing an agent should balance value, service quality, and local expertise rather than price alone.

How Fees Relate to Performance

It can be tempting to choose the cheapest agent, but cost shouldn’t be the only factor. The right agent can often achieve a higher sale price that more than offsets a slightly higher fee.

For instance, an agent who sells your home for £10,000 more than expected earns you more profit even with a higher commission rate. Track record, local market knowledge, and marketing strategy are just as important as cost when selecting an agent.

Avoiding Hidden Charges

Before signing a contract, read the small print carefully. Look for clauses about:

  • Minimum contract length

  • Dual fees if another agent finds the buyer

  • Withdrawal charges if you change your mind

  • Extra costs for premium marketing services

Transparency is key—reputable agents will explain all terms clearly and provide everything in writing.

Expert Advice from Lillian Purge

  1. Always compare agents. Don’t settle for the first quote you receive.

  2. Ask for clarity. Ensure you understand how fees are calculated and when they’re due.

  3. Balance cost with quality. A higher-performing agent can often deliver better results.

  4. Get everything in writing. Confirm all charges and contract terms before proceeding.

  5. Focus on reputation. Look for agents with strong local reviews and proven results.

Selling a house is one of the biggest financial decisions you’ll make. Choosing the right estate agent—and understanding exactly what you’re paying for—can make the process smoother, faster, and more profitable.

You may also want to read what percentage do estate agents charge and do estate agents charge for valuations. Visit our Estate Agents Hub.