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Estate agent fees: how much do estate agents charge?
Most sellers in the UK pay their estate agent between 1% and 2% of the sale price. The average is about 1.3% including VAT.[1] On the UK average house price of £272,611[2] that is a fee of about £3,544. Fees are not fixed: the lowest traditional high street fee we find for a typical seller averages 0.87% including VAT,[3] about £2,372 on the same home.
Use the calculator below to work out your own fee, then enter your postcode to compare real fees from agents near you. Comparing is free.
Estate agent fee calculator
Enter your expected sale price and the fee an agent has quoted. We show the full cost including VAT, how it compares with the UK average and what you could save.
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Compare estate agent fees in your area
Enter your postcode and a few details about your property. We will show you fee proposals from local high street and online agents, so you can compare fees, services and track records side by side. It is free and there is no obligation.
How do estate agents charge?
Estate agents charge in one of three ways.
A percentage of the sale price. This is the usual model for high street agents. You pay only if your home sells; the fee is taken from the proceeds on completion. Fees range from less than 1% to as much as 3.5%,[1] depending on the agent, the area, the value of the home and the type of contract.
A fixed fee. Many online and hybrid agents charge a set fee, typically between £500 and £1,500.[4] Some ask for it up front, whether or not your home sells; others offer a pay later option, which usually costs more. Check what is included, as viewings and sales progression are sometimes extras.
A sliding scale. Some agents agree a lower percentage if the home sells near the asking price and a higher one if it sells above it. This can reward the agent for achieving a better price.
Types of contract
| Contract | What it means | Typical fee including VAT |
|---|---|---|
| Sole agency | One agent sells your home for an agreed period. You owe nothing if you find a buyer yourself. | 1% to 1.8%[4] |
| Sole selling rights | One agent, but you owe the fee even if you find the buyer yourself. | Similar to sole agency; read the terms with care |
| Multi-agency | Several agents compete; only the one that sells is paid. | 2.5% to 3.6%[4] |
| Joint sole agency | Two agents share the instruction and split the fee. | Usually higher than sole agency |
Estate agent fees by region
Because fees are usually a percentage, the amount you pay follows local prices. The table applies the UK average fee and the average lowest traditional fee to the average price in each nation and region.
| Area | Average price (July 2026)[2] | Fee at 1.3% | Fee at 0.87% | Difference |
|---|---|---|---|---|
| United Kingdom | £272,611 | £3,544 | £2,372 | £1,172 |
| England | £293,479 | £3,815 | £2,553 | £1,262 |
| Wales | £215,037 | £2,795 | £1,871 | £925 |
| Scotland | £196,349 | £2,553 | £1,708 | £844 |
| Northern Ireland | £202,487 | £2,632 | £1,762 | £871 |
| London | £550,037 | £7,150 | £4,785 | £2,365 |
| South East | £380,878 | £4,951 | £3,314 | £1,638 |
| East of England | £337,518 | £4,388 | £2,936 | £1,451 |
| South West | £302,298 | £3,930 | £2,630 | £1,300 |
| West Midlands | £250,880 | £3,261 | £2,183 | £1,079 |
| East Midlands | £242,274 | £3,150 | £2,108 | £1,042 |
| Yorkshire and the Humber | £209,116 | £2,719 | £1,819 | £899 |
| North West | £221,445 | £2,879 | £1,927 | £952 |
| North East | £166,943 | £2,170 | £1,452 | £718 |
For your own area, see our local area pages, which show the latest HM Land Registry prices across the UK.
How much does it cost to sell a house?
The estate agent's fee is usually the largest cost of selling, but it is not the only one. A typical seller also pays for the items below.
| Cost | Typical amount | Notes |
|---|---|---|
| Estate agent | 1.3% including VAT on average[1] | About £3,544 on the UK average price |
| Conveyancing (solicitor or licensed conveyancer) | £2,182 on average[5] | Less if the same firm handles your purchase; leasehold usually adds £100 to £300[5] |
| Energy Performance Certificate | About £65, up to £120[5] | A legal requirement before marketing in England and Wales |
| Removals | £709 on average[5] | Depends on distance and the size of the home |
| Mortgage exit or early repayment charges | Often about £1,000, sometimes much more[5] | Check your mortgage offer |
Sellers do not pay stamp duty on the home they sell. If you are buying another home, stamp duty applies to that purchase.
On the UK average price, a seller using an agent at the average fee should budget about £6,500 in total (agent £3,544, conveyancing £2,182, removals £709 and EPC £65), before any mortgage charges. Choosing an agent at the lowest traditional fee we find cuts about £1,172 from that. Our guide to the cost of selling a house in the UK covers each cost in more detail.
How to compare estate agent fees and pay less
Compare several agents. Fees for the same home can differ by a third or more between agents in the same town. Comparing takes a few minutes on easyProperty and costs nothing.
Compare the whole package, not only the fee. Ask what is included: photographs, floor plans, listing on the main property portals, accompanied viewings and progressing the sale to completion. Ask for each agent's recent sales, average time to sell and the share of asking price achieved. A good agent who secures a higher price can be worth a slightly higher fee.
Negotiate. Most agents expect it. Tell an agent what others have quoted. Ask for a lower rate or a sliding scale.
Read the contract. Check the length of any tie-in period, the notice period, any withdrawal fees and whether the contract is sole agency or sole selling rights. Watch for a "ready, willing and able purchaser" clause, which can make you liable for the fee even if you withdraw from a sale.
Do estate agent fees include VAT?
VAT at 20% is charged on estate agent fees. Agents often quote a rate such as "1% plus VAT", which is 1.2% including VAT. Under the Digital Markets, Competition and Consumers Act 2024, which has applied to consumer pricing since 6 April 2025, businesses must show the total price, including mandatory charges such as VAT, rather than adding them later. Our calculator always shows your fee including VAT.
Under the Estate Agents Act 1979, an agent must tell you in writing, before you agree to use them, how much they will charge and when the fee becomes payable. Every estate agent must also belong to an approved redress scheme, The Property Ombudsman or the Property Redress Scheme, so you have somewhere to complain if something goes wrong.
Frequently asked questions
- How much do estate agents charge?
- Most high street agents charge between 1% and 2% of the sale price. The UK average is about 1.3% including VAT. On a £272,611 home, the UK average price, that is about £3,544. Online agents usually charge a fixed fee, typically £500 to £1,500.
- Who pays the estate agent's fee?
- The seller pays. Buyers in England, Wales and Northern Ireland do not pay the selling agent.
- When do I pay the estate agent?
- A high street agent on a percentage fee is usually paid on completion, from the sale proceeds, by your solicitor. Many online agents ask for some or all of the fee up front.
- Are estate agent fees negotiable?
- Yes. Quotes from other agents are your strongest argument. You can also ask for a lower rate, a sliding scale or a shorter tie-in period.
- Do estate agent fees include VAT?
- They should be shown including VAT. VAT is 20%, so "1% plus VAT" means 1.2% of the sale price.
- What is the cheapest way to sell a house?
- A fixed-fee online agent is usually the cheapest option on headline fee. A high street agent on a competitive percentage can still be better value if it achieves a higher price or a quicker sale. Comparing fees and track records side by side is the way to tell.
- How much can I save by comparing estate agent fees?
- On average, the lowest traditional agent fee we find is 0.87% including VAT, against a UK average of 1.3%. That is a saving of up to 33%: about £1,172 on the UK average house price.*
- Is easyProperty free to use?
- Yes. Comparing agents on easyProperty is free for sellers. There is no obligation to instruct any agent.
Sources
* Based on the average lowest traditional agent fee of 0.87% (including VAT) found by NetAnAgent compared with the Which? average agent fee of 1.3% (including VAT), excluding online agents.
- Which?, "Estate agent fees and contracts", updated 8 June 2026, citing Rightmove data for 2025.
- HM Land Registry, UK House Price Index, July 2026. Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0.
- NetAnAgent, average of the lowest traditional (non-online) agent fee proposed to sellers on its comparison platform.
- Rightmove, "How much are estate agent fees and how do they work?", 2025.
- Which?, "The cost of selling a house", updated 27 January 2026, citing Reallymoving data for November 2025.