Estate agent fees are one of the main costs sellers compare before choosing how to sell.
It’s important to get a balance between getting an excellent service and paying extortionate fees for that service.
So, how much are estate agent fees in the UK? And are there ways to keep this cost down? Let’s find out.
How much are estate agent fees?
Current research puts the average estate agent fee in 2026 at around 1.42% including VAT for a typical sole-agency sale.
On a £250,000 property, that works out at roughly £3,550. On a £500,000 house, it’s £7,100. And if your house is worth £1 million, the estate agent fee goes up to £14,200 on average.
Fees can range considerably, from under 1% to more than 3%, depending on the agreement and agent.
Make sure to get clarity on whether VAT is included in any price you’re quoted, and don’t be afraid to negotiate. At 1.5% excluding VAT, the basic fee is £4,500 and the final bill becomes £5,400.
In other words, a small percentage difference can mean thousands of pounds. Use a UK estate agent fees calculator for support.
How do estate agent fees work?
Percentage-based commission is the traditional option. The agent takes an agreed percentage of the final sale price, so the more your home sells for, the more they pocket. It can work well if you want an agent who is motivated to secure the highest possible price.
With a fixed fee, you pay a set amount regardless of what your property sells for. This makes budgeting easier, but check exactly what’s included before signing on the dotted line.
Online estate agents often charge lower fees than high-street agents, with some offering packages for a few hundred pounds. However, you may have to do more of the legwork yourself, such as conducting viewings or dealing with buyers.
Then there are hybrid models, which combine online services with some traditional agent support. Fees vary depending on the package.
Finally, no-sale-no-fee deals mean you generally only pay the agent if your property actually sells. This can reduce the financial risk – but always check the small print, as some agreements may still include charges if you withdraw the property or end the contract early.
A worked example:
On a £300,000 sale, a 1% fee including VAT costs £3,000. A 1.5% fee costs £4,500. A 2% fee costs £6,000.
If those percentages are quoted excluding VAT, the corresponding costs become £3,600, £5,400 and £7,200.
What estate agent fees include
Most estate agents in the UK offer the same services. This is covered as part of the commission rate they charge.
Just make sure to confirm this before you sign a contract. Otherwise, you could get a nasty surprise.
Valuation
An accurate valuation by an estate agent helps to ensure that you set the right selling price.
Their knowledge of the local market, and similar properties, will help with this.
It may be worth getting a few no-obligation opinions, as each estate agent could have a different view.
Marketing
This is a crucial component. Estate agents will market your property so that it’s visible to potential buyers.
This includes listing on popular online property portals, such as Rightmove and Zoopla. It should also get visibility on their website.
And local magazines could also be used, along with social media. Your estate agent will explain the methods they plan to use.
Part of this includes excellent photography and well-written descriptions of the house.
Viewings
Agents handle the scheduling and management of viewings.
They know how to focus on the perks of your property. This can result in a bidding war, or higher offers from the viewers.
Estate agents can also encourage people from their network to attend viewings. This can source a buyer.
Negotiation and sales management
Estate agents help negotiate sale prices and terms with potential buyers.
They work to achieve the best possible price and terms for you. You may feel happy getting someone else to do this, as it can be stressful.
Once a sale is agreed, they also manage the process. This includes collaborating with solicitors and others.
Communication and advice
A great estate agent will keep you informed and provide advice on any offers received. Their expertise ensures you never feel overwhelmed and keeps things moving quickly.
But not all estate agents offer the same level and quality of service. Some may have years of experience, while others could be new to the market.
So, when comparing estate agents, consider the range and quality of services included. This guarantees you’re making a like-for-like comparison.
What might cost extra?
An EPC may cost extra if you don’t already have a valid one.
Premium advertising, specialist photography, hosted or accompanied viewings and additional marketing may also be charged separately by some agents.
Conveyancing, removals, cleaning and home staging are separate costs altogether.
The government recommends checking exactly what’s included in an agent’s fee and considering whether you want the agent to conduct viewings or provide support with sales progression.
High-street, online, hybrid or cash buyer?
There’s no single best way to sell a house. It depends on what matters most to you.
A traditional high-street estate agent is often best when you want local knowledge, face-to-face contact and someone handling much of the process. You may pay more for this service, but that extra cost could be justified if the agent has a strong track record selling similar homes in your area.
Online estate agents tend to compete heavily on price. Fixed-fee packages can be significantly cheaper than percentage commission, but you may be expected to do more yourself, such as conducting viewings or dealing with parts of the sales process.
Hybrid agents sit somewhere in the middle, combining an online-led model with some local or managed services.
Fourth, there’s the cash-buying route. A genuine cash buyer may not charge the seller a traditional estate agent commission because you’re not instructing an agent to market the property in the usual way. Instead, you receive an offer directly from the buyer, but it might be lower than another method could achieve.
Can you negotiate estate agent fees in the UK?
Absolutely. The HomeOwners Alliance reports that most agents are open to negotiation, while Which? recommends using competing quotes as leverage and considering alternatives such as a sliding commission scale.
For example, an agent might agree to charge a lower percentage if the property sells below a certain price and a higher percentage if they achieve a stronger result. That can potentially align the agent’s incentive with yours.
Ask whether the tie-in period can be shortened, and if there’s a notice period. Check what happens if you find your own buyer, or whether you could become liable for another agent’s fee. Then ask what happens if you withdraw the property.
How do fees affect net proceeds?
A cheaper fee doesn’t always mean the best result if the property sells for less or takes longer.
When are estate agent fees paid?
Typical estate agent fees for selling houses are paid upon the completion of the sale of the property. It’s also common for the fee to be deducted from the sale proceeds at the point of completion. This means that the fee is settled before the proceeds are transferred to you.
Seller checklist before instructing an agent:
- Fee
- VAT
- Contract type
- Tie-in period
- Notice period
- Extras
- Payment trigger
- Withdrawal fees
- Complaint/redress information
Frequently Asked Questions
What are typical estate agent fees in 2026?
Current research puts the average at around 1.42% including VAT for a sole agency high-street sale, although actual estate agent fees can range substantially depending on the agent and agreement.
Do estate agent fees include VAT?
They should be clearly stated, but do not assume a quoted percentage includes VAT. VAT is currently 20%, so always compare the final VAT-inclusive cost.
Can you negotiate estate agent fees?
Yes. Commission and contract terms are often negotiable, particularly if you have competing quotes.
Are online estate agents cheaper?
They can be, particularly where they use fixed-fee packages, but you may receive a more limited service or have to pay for extras. Cheaper doesn’t automatically mean better value.
When do you pay estate agent fees?
Traditional no-sale-no-fee commission is normally paid when the sale completes. Fixed-fee arrangements may require payment upfront, so check the contract.
Are cash buyers fee-free?
A cash buyer doesn’t usually charge the seller a traditional estate agent commission because they’re buying the property directly rather than acting as your selling agent.
Get in touch with Sold
If you want to compare the traditional estate agency route with a direct sale, Sold can help you explore your options.
Find out more about Sold’s selling routes and how it works or request an offer and see what a cash sale could look like for your property.
