How much will you walk away with?
See exactly how much money lands in your account after a house sale. Sale price minus mortgage, agent fees, conveyancing, EPC, removals and any early repayment charge — line by line, instantly.
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Sale Proceeds Calculator
Sale price → mortgage redemption → fees → net proceeds
UK average is 1.2% inc. VAT for sole agency
Typically £1,200 – £1,800
How much you still owe on your mortgage
Only if your mortgage has an ERC — check with your lender
You walk away with
£162,980
After mortgage repayment and all selling costs
Breakdown
Estate agent fee
1.2% of sale price (inc. VAT)
Conveyancing / solicitor
Legal fees for the sale
EPC certificate
Required by law before marketing
Removals
Packing, moving, and storage
Mortgage repayment
Balance owed to your lender
UK average selling costs are 2–3% of the sale price
These are estimates based on typical UK costs. Actual fees vary by provider and region. This is not financial advice.
Where the money goes when you sell
“How much will I actually get?” is the question every UK seller wants answered before they list. The headline sale price is rarely what hits your account. Net sale proceeds = sale price minus your remaining mortgage balance, minus every cost involved in selling.
Most homeowners under-estimate selling costs by 30–40% because they only think about the agent fee. The guide below walks through every line that affects what you walk away with.
Typical UK selling costs at a glance
| Cost | Typical low | Typical high |
|---|---|---|
| Estate agent fee | 1.0% inc VAT | 1.5% inc VAT |
| Conveyancing / solicitor | £1,200 | £1,800 |
| EPC certificate | £60 | £120 |
| Removals (3-bed) | £800 | £1,800 |
| Mortgage early repayment | £0 | 1–5% of balance |
| Leasehold pack (if applicable) | £200 | £500 |
Estate agent fees — the biggest single line
Agent fees are the largest selling cost on most sales. UK fees typically range from 1.0% to 1.5% inc VAT for a sole agency contract — sometimes higher in London. On a £350,000 sale, the difference between 1.0% and 1.5% is over £1,750. Fees are almost always negotiable, and getting 2–3 agents to compete (which is what ValuQ does) usually moves the number.
Watch out for “multi-agency” or “open” contracts — the fee is normally higher because the agents are competing for the sale. Watch out for long sole-agency tie-ins that lock you in for 12–16 weeks even if the agent is not performing.
Mortgage redemption — read the small print
Your conveyancer pays off your mortgage on completion day using the buyer’s funds. The exact amount comes from a redemption statement your lender produces a few days beforehand. If you’re still inside a fixed-rate or tracker term, an Early Repayment Charge (ERC) typically applies — usually a percentage of the remaining balance, often 1–5%. Check your mortgage offer letter or statement before you commit to a sale date.
How an accurate valuation changes everything
Net proceeds depend on getting the sale price right. Pricing too high means months on the market, price drops, and a weaker negotiating position when offers eventually come. Pricing too low means you leave money on the table — money that goes straight to your net proceeds figure. The single best lever you have on the bottom line of this calculator is starting from a real, evidence-backed valuation, not an optimistic guess.
Frequently asked questions
How do I work out how much I'll get from selling my house?
Net sale proceeds = sale price minus your remaining mortgage balance, minus all selling costs (estate agent fees, conveyancing, EPC, removals, and any mortgage early repayment charge). The calculator above does this instantly with sensible UK defaults you can override.
What are typical UK selling costs?
Estate agent 1.0–1.5% inc VAT; conveyancing £1,200–£1,800; EPC £60–£120; removals £800–£1,800; mortgage ERC variable. Combined, expect roughly 1.5–2.5% of your sale price in costs.
Do I pay capital gains tax when I sell my home?
If the property has been your only or main residence the whole time you owned it, you usually pay no capital gains tax. Second homes, buy-to-lets, or properties you partly let can attract CGT on the gain. Check with an accountant before completion.
Are estate agent fees negotiable?
Yes — almost always. The first number an agent quotes is rarely their floor. Getting 2–3 agents to compete (which is exactly what ValuQ does) typically moves both the fee and the contract length in your favour.
When does my mortgage get paid off?
On completion day. Your conveyancer uses the buyer's funds to redeem your mortgage in full, including any early repayment charge, then transfers the net proceeds to you.
Is this calculator accurate?
It uses UK averages and gives you a line-by-line breakdown you can override. For your exact number, plug in a real valuation (ValuQ gives you 3–5 free agent valuations), an up-to-date mortgage redemption figure, and a real conveyancing quote.
More free property tools
Free tools that pair with the sale proceeds calculator when you’re working out the full move.
Stamp Duty Calculator
Standard, first-time buyer or buy-to-let — see exactly what you’ll pay before you offer on the next one.
Renovation Budget Calculator
Plan a UK renovation room by room with real 2026/27 pricing — kitchens, bathrooms, lofts, extensions.
Deal or Disaster
Score any UK property purchase out of 100 and see if it’s a deal or a disaster.
Want a real sale price to plug in?
Get free, competing valuations from local estate agents — completely anonymously. Real numbers from real agents, side by side. The strongest input you can put into this calculator.