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Estate agent fees are one of the largest costs you'll face when selling your house, typically accounting for around 74% of your total selling expenses. Yet many sellers don't know how much they should be paying — or that these fees are almost always negotiable. In this guide, we break down exactly what estate agents charge in 2026, how different fee structures work, and how to negotiate a better rate. To see how estate agent fees fit into your overall moving budget, use our free moving costs calculator.
The average high street estate agent fee in 2026 is 1.18% plus VAT, which comes to 1.42% of the sale price including VAT. This is for a sole agency agreement — the most common arrangement where you instruct a single agent to sell your property.
On a property worth £292,000 (the current UK average house price), that works out at approximately £4,146. However, fees can range from 0.9% to 3.6% depending on the type of agency agreement, your region, and how well you negotiate.
Here's what estate agent fees look like across a range of property prices:
| Sale Price | Fee at 1.42% (inc. VAT) |
|---|---|
| £150,000 | £2,130 |
| £200,000 | £2,840 |
| £250,000 | £3,550 |
| £275,000 | £3,905 |
| £292,000 (UK average) | £4,146 |
| £350,000 | £4,970 |
| £450,000 | £6,390 |
| £500,000 | £7,100 |
| £750,000 | £10,650 |
These figures are based on a sole agency agreement. If you use multiple agents, expect to pay significantly more — typically 3% to 3.6% including VAT. Remember that estate agent fees are just one part of the overall cost of buying and selling a house. You'll also need to budget for conveyancing, EPC certificates, and other selling costs.
Not all estate agents charge in the same way. Understanding the different fee structures helps you compare quotes properly and avoid unexpected costs.
The most common arrangement. The agent charges a percentage of the final sale price, and you only pay when the sale completes. This aligns the agent's interests with yours — the higher the sale price, the more they earn. Typical percentage rates in 2026 are as follows:
| Agreement Type | Fee Range (exc. VAT) | Fee Range (inc. VAT) |
|---|---|---|
| Sole agency | 1.0% – 1.8% | 1.2% – 2.16% |
| Joint sole agency | 1.5% – 2.0% | 1.8% – 2.4% |
| Multi-agency | 2.0% – 3.5% | 2.4% – 4.2% |
A sole agency agreement means you instruct one estate agent to sell your property. This is the cheapest option, with fees typically between 1.0% and 1.8% plus VAT. The agent has full confidence that if they sell the property, they'll earn the commission — which is why the rate is lower. For most sellers, sole agency offers the best balance of cost and service. You should aim for a fee of around 1.0% to 1.2% plus VAT if you negotiate well.
With joint sole agency, you instruct two agents who agree to share the commission between them. Fees are usually 1.5% to 2.0% plus VAT. This can be useful if your property appeals to buyers in different areas — for example, a property on the border of two towns where each agent has strong local coverage.
A multi-agency agreement means you instruct two or more agents who compete to sell your property. Only the agent who finds the buyer gets paid, but the higher risk for each agent means you'll pay 2.0% to 3.5% plus VAT. On a £300,000 property, multi-agency fees could cost you £7,200 to £12,600 including VAT — significantly more than the £3,600 to £6,480 you'd pay under sole agency.
Some agents — particularly online agents — charge a flat fee regardless of the sale price. Fixed fees typically range from £500 to £1,500. While this can represent significant savings on higher-value properties, there are important trade-offs to consider, which we cover in the online vs high street comparison below.
Most traditional high street agents operate on a no sale, no fee basis. You only pay their commission once the sale completes and the money changes hands. This gives you confidence that the agent is motivated to achieve a sale. Be cautious of any agent who asks for upfront fees or charges if the sale falls through — always read the contract carefully and check for withdrawal fees, marketing charges, or tie-in penalties.
When you pay an estate agent's commission, you're paying for a full package of services to market and sell your home. A typical fee covers:
Your estate agent's fee does not cover the following expenses, which you'll need to budget for separately:
Some agents also charge extra for premium services such as featured or premium portal listings (£50–£300), virtual tours or video walkthroughs (£100–£300), and drone photography (£100–£250). Always confirm exactly what's included before signing an agency agreement.
Estate agent commission rates vary across the UK. Generally, agents in higher-value areas like London charge a lower percentage — but the absolute cost in pounds is still higher because property prices are greater. Here's how fees compare across the UK's major regions:
| Region | Typical Fee (inc. VAT) | Avg. Property Price | Approx. Fee (£) |
|---|---|---|---|
| London | 1.2% – 1.8% | £525,000 | £6,300 – £9,450 |
| South East | 1.2% – 2.1% | £385,000 | £4,620 – £8,085 |
| South West | 1.44% – 2.16% | £315,000 | £4,536 – £6,804 |
| East of England | 1.2% – 2.1% | £340,000 | £4,080 – £7,140 |
| West Midlands | 1.44% – 2.4% | £250,000 | £3,600 – £6,000 |
| East Midlands | 1.44% – 2.4% | £240,000 | £3,456 – £5,760 |
| North West | 1.5% – 3.0% | £215,000 | £3,225 – £6,450 |
| Yorkshire & Humber | 1.5% – 3.0% | £210,000 | £3,150 – £6,300 |
| North East | 1.8% – 3.0% | £165,000 | £2,970 – £4,950 |
| Scotland | 1.8% – 3.0% | £195,000 | £3,510 – £5,850 |
| Wales | 1.8% – 3.0% | £215,000 | £3,870 – £6,450 |
| Northern Ireland | 1.8% – 2.4% | £185,000 | £3,330 – £4,440 |
Why do percentages vary by region? In areas with lower property prices, agents need to charge a higher percentage to make a viable income. A 1.2% fee on a £165,000 home in the North East earns the agent just £1,980, compared to £6,300 on a £525,000 London property. Higher percentages in lower-value areas compensate for this difference.
If you're selling a higher-value property in any region, you're in a stronger position to negotiate the percentage down — the agent still earns a good fee even at a reduced rate.
The rise of online estate agents has given sellers a cheaper alternative to traditional high street agents. But lower fees don't always mean better value. Here's how the two models compare:
| Feature | High Street Agent | Online Agent |
|---|---|---|
| Typical fee | 1.0%–1.8% + VAT | £500–£1,999 fixed |
| Fee on £300,000 sale | £3,600–£6,480 | £500–£1,999 |
| When you pay | On completion (no sale, no fee) | Often upfront |
| Local knowledge | Strong — physical presence in area | Varies — some use local agents |
| Viewings | Agent-accompanied | Usually seller-conducted |
| Negotiation | Full negotiation service | Basic or limited |
| Sales progression | Dedicated support to completion | Often an optional add-on |
| Portal listings | Rightmove, Zoopla, OnTheMarket | Rightmove, Zoopla (varies by package) |
| Risk if sale falls through | You pay nothing | You've already paid the fee |
| Agent | Basic Package | Premium Package | Payment Model |
|---|---|---|---|
| Strike (formerly Purplebricks) | £699–£899 | £1,699–£1,999 | Upfront or deferred |
| Yopa | £999 | £1,499 | Upfront, pay later, or no sale no fee |
An online agent may be the right choice if you're selling a high-value property where percentage fees would be very expensive, your property is in a high-demand area where it's likely to sell quickly with minimal marketing effort, you're confident conducting your own viewings and handling buyer queries, or you have previous experience with property sales and don't need extensive support.
A traditional agent is usually the better option if you want no sale, no fee protection with no financial risk if the sale falls through, your property needs expert local knowledge to attract the right buyers, you don't have time to conduct viewings yourself, you want a skilled negotiator to push for the best possible price, or your property is unusual, hard to sell, or in a slower market.
On a £300,000 property, switching from a high street agent (1.42%) to an online agent (£999) could save you around £3,260. However, if a skilled negotiator achieves even a 2% higher sale price, that's an extra £6,000 in your pocket — far outweighing the difference in fees.
Estate agents almost always quote at the top of their fee range, expecting you to negotiate. A few simple steps can save you hundreds or even thousands of pounds.
Invite three or more local agents to value your property. This gives you competing quotes to use as leverage. If Agent A quotes 1.5% and Agent B quotes 1.2%, you can ask Agent A to match the lower rate.
Simply asking "Is there any flexibility on fees?" works more often than you'd think. Most agents would rather win the instruction at a lower fee than lose the business entirely. A reduction of 0.1% to 0.3% is realistic. On a £300,000 property, a 0.2% reduction saves you £720 including VAT.
If an agent knows they won't be competing with other agents, they'll usually offer a lower rate. Committing to sole agency rather than multi-agency is one of the easiest ways to secure a better fee.
The tie-in period is the minimum time you must stay with the agent before you can switch. Typical tie-in periods are 8 to 16 weeks. Push for a shorter period of 8–10 weeks so you're not locked in if the agent underperforms. Be wary of any tie-in exceeding 12 weeks.
If your property is above the local average, the agent earns more even at a lower percentage. A 1.0% fee on a £500,000 property is £6,000 — still an excellent payday for the agent. Don't be afraid to push for a lower rate on higher-value homes.
Agents are often more flexible during quieter periods such as winter months, or when they need to build their stock of properties. If an agent's window display is looking thin, they may be more willing to negotiate to win your instruction.
The cheapest agent isn't always the best choice. Consider which agent you believe will achieve the highest sale price, sell within your desired timeframe, provide the best service and communication, and handle the sales chain most effectively. A good agent who negotiates an extra 2–3% on your sale price will more than earn their commission.
While most agents charge the same percentage regardless of property type, there are some differences worth knowing about.
Estate agent fees for flats are the same as for houses — typically 1.0% to 1.8% plus VAT under sole agency. However, selling a leasehold flat may involve additional costs for leasehold information packs from the freeholder, which are separate from agent fees.
If you're buying a new build, the developer usually pays the estate agent's fees or uses their own in-house sales team. As a buyer, you won't pay agent commission. If you're selling a relatively new property, standard fees apply.
Selling fees are the same as for any other property. However, if you're looking for an agent to manage the letting rather than selling, that involves a separate fee structure. Let-only services typically cost 8%–12% of the first year's rent, whilst fully managed services cost 10%–18% of monthly rental income.
If you're selling at auction, the auctioneer's fees are typically 2.0%–2.5% plus VAT. Some auctioneers charge a fixed entry fee of £300–£600 plus a success commission. The buyer usually pays a separate buyer's premium on top of the hammer price.
Whether you can claim estate agent fees against tax depends on the type of property you're selling.
No. Estate agent fees for selling your main home are not tax deductible. However, most people don't pay Capital Gains Tax on their primary residence anyway, thanks to Private Residence Relief.
Yes. Estate agent fees are an allowable deduction when calculating your Capital Gains Tax liability. The fee reduces your taxable gain, lowering the amount of CGT you owe. For example, if you sell an investment property for a £50,000 gain and paid £4,000 in agent fees, the taxable gain drops to £46,000.
For more on Capital Gains Tax when selling property, see our guide to the costs of selling a house.
Estimating your estate agent fees is straightforward. First, find your property's estimated value by getting valuations from two to three local agents or checking recent sold prices for similar homes in your area. Then multiply by the agreed percentage and add VAT at 20%.
You're selling a 3-bedroom semi-detached house valued at £310,000. Your agent quotes a sole agency fee of 1.2% plus VAT.
| Step | Calculation | Amount |
|---|---|---|
| Sale price | — | £310,000 |
| Agent fee (1.2%) | £310,000 × 0.012 | £3,720 |
| Add VAT (20%) | £3,720 × 0.20 | £744 |
| Total fee | £3,720 + £744 | £4,464 |
Estate agent fees are just one piece of the puzzle. To understand all the costs you'll face when moving, use our free calculator to get a full breakdown of every expense involved in buying, selling, and moving home.
Calculate Your Total Moving Costs
The average estate agent fee in 2026 is 1.42% of the sale price including VAT (1.18% plus VAT at 20%). On a property selling for £292,000 — the current UK average — this works out at approximately £4,146. Fees range from 0.9% to 3.6% depending on whether you use sole or multi-agency agreements.
Under a standard 'no sale, no fee' agreement with a high street agent, you only pay commission once the sale completes. However, always read your contract carefully — some agents include withdrawal fees or charge separately for marketing materials. With online agents who charge upfront, you'll have already paid the fee regardless of the outcome.
Yes, almost always. Agents typically quote at the top of their range expecting negotiation. Get quotes from at least three agents and use competing offers as leverage. A reduction of 0.1% to 0.3% is realistic. On a £300,000 property, a 0.2% reduction saves you £720 including VAT.
Yes. Selling privately (also called 'for sale by owner') saves you the commission entirely. You'll handle marketing, viewings, negotiations, and sales progression yourself. This can work well if you already have a buyer lined up, but most sellers benefit from an agent's market exposure, portal listings, and negotiation experience.
With traditional high street agents, you pay on completion — the fee is typically deducted from the sale proceeds by your conveyancing solicitor before the remaining balance is sent to you. With most online agents, you pay upfront at the point of instruction or within a set period, regardless of whether the property sells.
For your primary residence: no. For buy-to-let or investment properties: yes. Estate agent fees are an allowable cost that can be deducted from your gain when calculating Capital Gains Tax, reducing the amount of tax you owe on the sale.
Estate agent fees are subject to VAT at 20%. Agents sometimes quote fees excluding VAT, so always ask for the VAT-inclusive figure. A quoted rate of 1.2% becomes 1.44% once VAT is added. On a £300,000 property, that's the difference between £3,600 and £4,320.