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.
Worked example: on a £300,000 sale, a typical 1.2% sole-agency fee comes to £4,320 including VAT, before conveyancing, EPC, removals and your mortgage balance come off. Fee bands reviewed 12 September 2026.
UK figures · Free · No sign-up
Sale Proceeds Calculator
Sale price → mortgage redemption → fees → net proceeds
Not sure what it would sell for? Compare valuations from competing local agents, free.
Typical sole agency fee: 1.2% plus VAT, which is 1.44% once VAT is added
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
£162,140
After mortgage repayment and all selling costs
Breakdown
Estate agent fee
1.44% 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.
Your proceeds are only as good as the sale price you typed in
Before you count on that number, get real valuations from competing local agents, free and side by side. Your details stay private until you choose one.
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 | 1.2% inc VAT | 1.8% 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 run at 1–1.5% plus VAT for a sole agency contract. On a £300,000 sale that is £3,600 to £5,400 including VAT, so the band alone is worth negotiating. Fees are almost always negotiable, and getting multiple local 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.
Sources for the figures used here
- Capital gains tax on UK property sales: gov.uk/capital-gains-tax
- Energy Performance Certificate (EPC) cost and rules: gov.uk/get-new-energy-certificate
- Buying and selling property guidance: gov.uk/buy-sell-your-home
- Estate agent obligations and complaints: The Property Ombudsman
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 the typical costs of selling a house in the UK?
Estate agent fees typically run at 1–1.5% plus VAT on the sale price (1.2–1.8% once VAT is added), sometimes higher in London. Conveyancing fees are £1,200–£1,800 for a standard freehold sale. An EPC costs £60–£120. Removals for a 3-bed average around £1,200. Mortgage early repayment charges vary. Check your mortgage statement.
Do I pay capital gains tax on selling my home?
If the property has been your main residence for the whole time you owned it, you usually pay no capital gains tax thanks to Private Residence Relief. If it's been a second home, buy-to-let, or a property you partly let, capital gains tax may apply on the gain. Always check with an accountant before completion.
Are estate agent fees negotiable?
Yes. Almost always. UK estate agent fees typically run at 1–1.5% plus VAT for sole agency (1.2–1.8% once VAT is added). The figure quoted on a valuation visit is rarely the agent's floor. Asking multiple local agents to compete (which is exactly what ValuQ does) usually moves the fee, the contract length, and the marketing package in your favour.
When do I pay the mortgage off when selling?
Your conveyancer redeems your mortgage on the day of completion using the buyer's funds. They request a redemption statement from your lender beforehand so the exact figure (including any early repayment charge) is paid off in full. Whatever is left after redemption and selling costs is paid into your account as net proceeds.
Is this calculator accurate for my situation?
It uses UK averages for typical selling costs and gives you a clear, line-by-line breakdown you can override with your own numbers. For an exact figure, get an accurate sale price (ValuQ gives you free valuations from multiple competing local agents), an up-to-date mortgage redemption statement, and a quote for conveyancing. Those three numbers drive most of the answer.
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.
Estate Agent Fees Calculator
The agent fee is the biggest deduction in the sum above. See what different rates cost on your price.
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.