The cost of selling a property is frequently underestimated. Understanding the full cost picture is essential for making an accurate comparison between a conventional sale and a fast cash sale.
Table of Contents
Costs in a conventional estate agent sale
Estate agent fees
Estate agent fees typically range from 1% to 3% of the sale price plus VAT. On a £250,000 property, a 1.5% fee represents £3,750 plus VAT, totalling £4,500. Online-only agents charge a flat fee of £500 to £2,000 paid upfront.
Conveyancing and legal fees
Solicitor fees for a sale typically range from £750 to £1,500 plus VAT and disbursements. Total legal costs are typically £1,000 to £2,000 on a standard freehold sale.
Mortgage redemption costs
Lenders charge a redemption fee of £50 to £300 to close an account. If the mortgage is still within its initial rate period, an early repayment charge (ERC) may also apply — typically 1% to 5% of the outstanding balance.
Energy Performance Certificate
A valid EPC is required before marketing. Cost is typically £60 to £120.
Ongoing costs during the marketing period
For each month a property remains on the market, the seller continues to pay mortgage interest, council tax, utilities, and insurance. On a £150,000 interest-only mortgage at 5%, each month costs approximately £625 in interest. A three to six month marketing period adds £1,875 to £3,750 in carrying costs.
Approximate time from agreement (or listing) to completion. Sources: Rightmove; Zoopla; Propertymark; TwentyCi.
Costs in a cash sale
In a legitimate cash sale, the buyer covers the seller’s legal fees. There is no estate agent commission. The primary cost of a cash sale is the price reduction: the gap between the cash offer and open market value. Understanding its real magnitude requires an independent market valuation.
| Factor | Cash-buying company | Estate agent | Auction |
|---|---|---|---|
| Typical proceeds | 75–85% of market value | Close to full market value (minus fees) | Variable — reserve plus hammer price |
| Typical timeline | 7–28 days | about 5–6 months (≈25 weeks) | ~6–10 weeks (incl. 28-day completion) |
| Sale falls through? | Very low | roughly 25–35% (about 1 in 3) | around 15% |
| Fees to you | Usually none — buyer covers legals | Agent commission (~1–2%+VAT), legal, EPC | Auction/entry fees, legal pack |
Sources: Propertymark; TwentyCi; Rightmove; Zoopla; HM Land Registry / ONS UK House Price Index. Verified June 2026.
Comparing the two routes: a worked example
For a property with an independently assessed open market value of £250,000:
Conventional sale scenario
- Sale price: £250,000
- Estate agent (1.5% + VAT): −£4,500
- Legal fees: −£1,500
- EPC: −£80
- 3 months carrying costs at £625/month: −£1,875
- Net proceeds: approximately £242,045
Cash sale scenario (80% offer)
- Sale price: £200,000
- Legal fees covered by buyer: £0
- Net proceeds: approximately £200,000
The real gap between the two routes is approximately £42,000, not the headline £50,000 difference. Whether that gap is justified depends on how much the certainty, speed, and simplicity of the cash route are worth in the seller’s specific circumstances.
Capital Gains Tax
If the property is not the seller’s main residence, Capital Gains Tax may be payable on any gain above the annual exempt amount. Rates are currently 18% for basic rate taxpayers and 24% for higher rate taxpayers on residential property. Tax advice should be sought before completing any sale where CGT may apply.
Your next step
Once you’ve added up the true costs of selling, the comparison that matters is net proceeds — what actually ends up in your pocket on each route. Our offer tool shows a realistic cash-sale range, typically 75–85% of open-market value, to set against your open-market sums.
Step 1 is free and anonymous — no name, phone number or email, just basic property details. Step 2 is entirely optional — if the range works for you, you can ask to be introduced to a cash buyer we have vetted. Your details are never shared unless you ask, and never sold.
See a realistic offer range