Thinking of selling your house and wondering what an estate agent will cost you? In the UK, estate agents typically charge a commission of 0.75% to 3% plus VAT, based on the final sale price.
That could mean £2,250 to £9,000 on a £300,000 home. But costs vary depending on whether you choose a high street or online agent, your property’s location, and the services you need.
In this guide, I’ll break down all the costs, compare pricing models, and flag hidden fees to watch out for. Plus, I’ll explore whether an estate agent is your best bet – or if a quicker, guaranteed sale could save you time and money.
What Are Estate Agent Fees and Why Do They Matter?
What do they cover?
Estate agent fees aren’t just for sticking a “For Sale” sign outside your house. They cover a range of services to get your property sold:
- Marketing: Listings on Rightmove and Zoopla, professional photos, floorplans, and sometimes video tours.
- Viewings: Arranging and conducting viewings with potential buyers.
- Negotiation: Securing the best possible offer for your property.
- Sales progression: Liaising with solicitors and buyers to push the sale through to completion, keeping the wheels turning every step of the way.
When do you pay?
- High street agents: Usually work on a “no sale, no fee” basis, so you only pay when the sale completes.
- Online agents: Often charge upfront or fixed fees, regardless of whether the sale goes through.
Knowing when and how you’ll pay helps you budget and avoid surprises.
Typical Estate Agent Fee Structures
Percentage-Based Commission (High Street Agents)
Most high street agents in England and Wales charge a percentage of the final sale price, typically 0.75% to 3% plus VAT. For a £300,000 home at 1.5% commission, that’s £4,500 plus £900 VAT, totalling £5,400.
Higher fees often mean more hands-on service, like accompanied viewings or premium marketing. Always check what’s included.
Fixed Fees (Online Agents)
Online agents like Purplebricks or Yopa charge a flat fee, usually £500 to £2,000, paid upfront or on completion. These are cheaper but often come with limited services. You might need to handle viewings yourself or pay extra for things like valuations or negotiation support.
Hybrid Estate Agents
Hybrid agents blend online convenience with local expertise. They might charge a fixed fee (around £1,000 to £3,000) or a lower commission (0.5% to 1.5% plus VAT). Optional upgrades, like professional photography or for-sale boards, can bump up costs. Compare packages carefully to avoid overpaying.
Exclusive vs. Multi-Agency Agreements
Sole Agency
With a sole agency agreement, one agent has exclusive rights to market your property for a set period, typically 8-12 weeks. Fees are lower, often 0.75% to 1.8% plus VAT. You can still sell privately (e.g., to a friend) without paying the agent, but listing with another agent during the contract breaks the terms.
Multi-Agency
Multi-agency agreements let several agents market your home at once. Fees are higher, usually 2% to 3% plus VAT, but the competition might attract more buyers and speed up the sale. Weigh the higher cost against the potential for a quicker deal.
Additional Fees to Watch Out For
Hidden costs can creep up when selling your home. Here’s what to look out for:
- Withdrawal/cancellation fees: Common with fixed-fee online agents if you pull out early. Check the contract’s fine print.
- Premium listings or video tours: Extra charges for featured listings on additional online portals or upgraded marketing.
- Conveyancing referral fees: Some agents earn a commission for referring you to solicitors. Ask if this affects their recommendation. Ask them to split their commission with you if you choose their recommended conveyancer.
Always read the terms and conditions to spot these extras before signing.
Can You Negotiate Estate Agent Fees?
You can absolutely haggle with high street agents. Most are open to lowering their commission, especially in competitive areas or at time of year when business is quiet. Here’s how to get a better deal:
- Compare multiple agents: Get quotes from at least three to leverage better rates.
- Mention competitors: Politely note if another agent offers a lower fee.
- Ask for extras: Request free EPCs or premium listings to be included in the fee.
Online agents may offer less wiggle room, but look for seasonal promotions or cashback deals on sites like Which?.
How Estate Agent Fees Compare by Location
Fees vary across the UK due to property values and local competition. The percentage is broadly influenced by overheads for agents with offices in that area. For example, London based estate agents pay a premium for their local office, and that price is reflected in their commission. Generally, areas where property is cheaper, the rental of commercial property is also cheaper. This means estate agents can operate for less, and thus charge you less.
- London: 1.5% to 2% plus VAT,
- North of England: 0.8% to 1.5% plus VAT
- Wales: 0.75% to 1.5% plus VAT
- Scotland: 0.5% to 1.5% plus VAT
Other Costs to Consider When Selling
Beyond estate agent fees, selling a house involves other expenses. Here’s what to budget for:
- Conveyancing fees: £800 to £2,000 for legal work, depending on the solicitor and complexity.
- Stamp Duty Land Tax (SDLT): If you’re buying another property, you’ll pay SDLT. Check rates here.
- Capital Gains Tax (CGT): If the property isn’t your primary residence, CGT may apply. Use HMRC’s calculator to estimate.
- Removal costs: £300 to £1,500, depending on distance and volume, according to Compare My Move.
Factor these into your planning to avoid surprises.
Are Estate Agent Fees Worth It?
Pros
- Expertise: Agents know the market, so, price your home competitively, and negotiate strong offers.
- Reach: Listings on both of the major portals Rightmove and Zoopla will attract a wider pool of buyers.
- Convenience: They handle viewings, paperwork, and buyer queries, saving you time.
- Knowledge: They know the full process of buying property and they know who to chase when things grind to a halt and they know how to turn the thumbscrews on lagging parties.
Cons
- Cost: High fees can eat into your proceeds, especially on pricier homes.
- Risk: If the sale falls through, you’ve spent time and possibly money (e.g., on EPCs) for nothing.
- Time: estate agent sales can take up to 6-months from first listing for sale to handing over the keys, and that’s if the same doesn’t fall through.
If your property is hard to sell or you’re in a slow market, the costs might not feel justified.
Is There a Faster Way to Sell?
Estate agents offer expertise, but they come with fees, delays, and the risk of sales collapsing. If you want a hassle-free alternative, consider Property Rescue.
Why choose Property Rescue?
- Guaranteed cash sale: We buy your home directly, as a cash buyer, with no fees.
- We cover legal costs: No conveyancing fees on your end.
- No chain risks: Avoid buyers pulling out or delays from property chains.
- Flexible timeline: Complete in as little as 48 hours or on a schedule that suits you.
- Lightening fast: No mortgage approvals, no waiting to find a buyer. As cash buyers we can buy direct from you within 7-days.
Don’t Pay More Than You Have To
Estate agent fees in the UK can take a chunk out of your sale proceeds – especially with VAT and hidden extras. Whether you’re paying 1% or 3%, always shop around and negotiate to get the best deal. If you want a fast, guaranteed sale with no fees, Property Rescue is the alternative.
ready to skip estate agent fees altogether? Get a free, no-obligation cash offer today. Request your offer at Property Rescue.
