Estate agent fees are one of the biggest costs to consider when selling a property. If you’re planning to sell your home, understanding how much estate agents charge, what their fees include and how to negotiate can save you thousands of pounds.
However, choosing the cheapest estate agent isn’t always the best decision. Different agencies offer different levels of service, local expertise and marketing support. An experienced agent who achieves a better selling price may provide greater value than one offering the lowest commission.
In this guide, we explain the average estate agent fees in the UK in 2026, how commission works, what you should expect to pay and how to avoid unnecessary costs.
How much are estate agent fees in the UK?
The average estate agent fee in the UK in 2026 is approximately 1.42% including VAT, according to HomeOwners Alliance.
This means that selling a property for £300,000 would cost around £4,260 in estate agent commission.
However, fees vary depending on the agent, the type of agreement, the property’s value and the services included.
As a general guide:
- Sole agency agreements: Typically 1.2% to 1.8% including VAT.
- Multiple agency agreements: Typically 3% to 3.6% including VAT.
- Fixed-fee estate agents: Often charge a set amount rather than a percentage of the sale price.
Most traditional high street estate agents work on a no sale, no fee basis, meaning commission is usually paid when the property sale completes.
Estate agent fees for selling a property
Estate agent fees in the UK can range from approximately 0.9% to 3.6% including VAT, depending on the type of agency agreement and the services provided.
There are three main ways estate agents charge for selling a property.
1. Sole agency agreement
A sole agency agreement means you appoint one estate agent to market and sell your property.
This is the most common arrangement and generally offers lower commission rates, typically between 1.2% and 1.8% including VAT.
The agent handles the marketing, viewings, buyer enquiries and negotiations, although the exact services depend on the agreement.
2. Multiple agency agreement
A multiple agency agreement allows several estate agents to market your property simultaneously.
Fees are usually higher, typically between 3% and 3.6% including VAT, because the agents compete to secure the sale.
Under a standard multiple agency agreement, commission is normally paid to the agent responsible for finding the buyer. However, sellers should check the contract carefully to avoid circumstances where more than one fee could become payable.
3. Fixed-fee estate agents
Some estate agents, particularly online providers, charge a fixed fee instead of taking a percentage of the selling price.
These packages can be cheaper, especially for higher-value properties. However, they may require payment upfront, regardless of whether the property sells.
Services such as accompanied viewings, professional photography and sales progression may also cost extra.
Before choosing a fixed-fee agent, compare the total package with the services offered by traditional high street agents.
How much are estate agent fees on different property values?
The amount you pay depends on the final selling price and the agreed commission rate.
The following table shows how much estate agent fees could cost at different property values.
| Property sale price | 1.2% fee | 1.42% fee | 1.8% fee |
|---|---|---|---|
| £200,000 | £2,400 | £2,840 | £3,600 |
| £300,000 | £3,600 | £4,260 | £5,400 |
| £400,000 | £4,800 | £5,680 | £7,200 |
| £500,000 | £6,000 | £7,100 | £9,000 |
| £750,000 | £9,000 | £10,650 | £13,500 |
All figures include VAT and are calculated using the final selling price.
For example, if you sell your home for £400,000 and agree to a commission of 1.42%, your estate agent fee would be £5,680.
Even a small difference in commission can make a significant difference to the amount you pay, particularly on higher-value properties.
Estate agent fees in London vs elsewhere in the UK
Estate agent fees can vary across the country, but higher property prices don’t necessarily mean higher commission percentages.
In London, where property values are generally higher, the total commission payable can be significantly greater even when the percentage charged is similar to other parts of the UK.
For example, an estate agent charging 1.5% including VAT on a £600,000 London property would receive £9,000 in commission. The same percentage on a £250,000 property elsewhere would amount to £3,750.
Competition between estate agents, local market conditions and the type of property can all influence the rate offered.
If you’re selling in London or another high-value area, it’s worth obtaining several quotes and comparing the services included before making a decision.
Online and fixed-fee estate agents may offer an alternative, but remember to compare the complete service rather than simply the advertised price.
Do estate agent fees include VAT?
Estate agent fees quoted to consumers should include VAT, but it’s still important to confirm the total amount before signing an agreement.
VAT is currently charged at 20% on standard-rated estate agency services.
For example, if an estate agent quotes a commission of 1.5% plus VAT, the total fee is actually 1.8% of the selling price.
On a £400,000 property, that means paying £7,200 rather than £6,000.
Always ask for the total fee including VAT in writing so you can compare quotes accurately.
Are there any hidden estate agent costs?
Although estate agents should clearly explain their charges, some services may not be included in the standard commission.
Depending on the agency and package, additional charges could include:
- Professional photography or virtual tours.
- Premium property portal listings.
- Energy Performance Certificates (EPCs).
- Accompanied viewings.
- Withdrawal or early termination fees.
- Additional advertising or marketing services.
- Conveyancing or mortgage referral arrangements.
Most traditional high street estate agents operate on a no sale, no fee basis, but this doesn’t automatically mean there are no other charges.
Always ask for a full breakdown of costs before instructing an agent.
What do estate agent fees usually include?
A traditional estate agent’s commission will generally cover the main services involved in marketing and selling your property.
These commonly include:
- Property valuation: An assessment of your home’s market value based on local knowledge, comparable sales and current buyer demand.
- Property portal marketing: Advertising your home on websites such as Rightmove, Zoopla and OnTheMarket.
- Conducting viewings: Arranging and potentially accompanying prospective buyers around your property.
- Sales negotiation: Negotiating offers and helping you achieve the best possible selling price.
- Property descriptions: Preparing compelling marketing details that highlight your home’s key features.
- Floorplans: Producing accurate floorplans to help buyers understand the property’s layout.
- Professional photography: Taking high-quality images to present your property effectively online.
- For sale boards: Installing signage outside your property where appropriate.
- Buyer database marketing: Contacting registered buyers who may be interested in your property.
- Sales progression: Helping communication between buyers, sellers, solicitors and other parties to keep the transaction moving towards completion.
Not every estate agent includes all these services. Online and fixed-fee providers may offer more limited packages or charge separately for certain features.
Before comparing fees, establish exactly what each agent will do to market and sell your home.
Why compare estate agent fees?
Comparing estate agent fees is important, but the lowest commission doesn’t necessarily represent the best value.
An estate agent’s local knowledge, marketing strategy, negotiation skills and track record can all influence the final selling price and how smoothly the transaction progresses.
For example, imagine two agents are marketing the same property.
Agent A charges 1.2% including VAT and achieves a sale price of £300,000. The commission is £3,600, leaving £296,400 before other selling costs.
Agent B charges 1.8% including VAT but achieves a sale price of £310,000. The commission is £5,580, leaving £304,420 before other selling costs.
In this hypothetical example, the seller would receive £8,020 more after estate agent fees by choosing Agent B.
Of course, a higher commission doesn’t guarantee a higher selling price. The example simply illustrates why sellers should compare agents based on their overall performance and service, not fees alone.
Ask prospective agents about their recent sales, the percentage of asking price achieved, average time to sell and marketing approach.
What should you check before signing an estate agent agreement?
Before instructing an estate agent, it’s important to understand the terms of the contract.
Estate agency agreements are legally binding, and certain clauses can affect how much you pay and whether you can change agents.
Sole agency vs sole selling rights
Under a sole agency agreement, you appoint one estate agent to market your property. Depending on the contract, you may not have to pay commission if you find a buyer independently.
A sole selling rights agreement is different. It can require you to pay the agent’s commission even if you find the buyer yourself.
Make sure you understand which type of agreement you’re signing.
Minimum contract period
Many estate agents require a minimum tie-in period during which you agree to market your property exclusively through them.
Check how long this lasts and whether the agreement automatically continues afterwards.
Notice period
Some contracts require written notice before you can terminate the agreement.
Ask how much notice is required and whether it can be given during the minimum contract period.
Withdrawal fees
Check whether the agent charges a fee if you withdraw your property from the market or end the agreement early.
Also look for any clause relating to a ‘ready, willing and able purchaser’, which could create a payment obligation even if a sale doesn’t complete.
Liability for previous introductions
If you change estate agents, you could still owe commission to your previous agent if the eventual buyer was originally introduced by them.
Ask for written confirmation of any continuing fee liability and keep a record of buyers introduced during the agreement.
Before signing, make sure all fees, payment conditions and termination terms are clearly explained.
Can I negotiate estate agent fees?
Yes, estate agent fees are generally negotiable, and comparing quotes from different agencies can help you secure a better deal.
However, the aim should be to achieve the best overall value rather than simply the lowest percentage.
Here are four ways to approach negotiations.
1. Get multiple property valuations
Start by inviting at least three local estate agents to value your property.
This will give you an idea of its potential selling price and the commission rates being offered in your area.
Consider speaking to a mixture of independent and larger agencies to compare their approaches.
Ask each agent to explain how they arrived at their valuation, what marketing they will provide and what their commission includes.
2. Compare quotes and negotiate
Once you have several quotes, compare them on a like-for-like basis, including VAT.
If your preferred agent charges more than competitors, explain what you’ve been offered elsewhere and ask whether they can improve their fee.
You may be able to negotiate a lower commission, a shorter tie-in period or additional marketing services at no extra cost.
3. Speak to independent local agents
Independent estate agents may have more flexibility when negotiating fees, although this varies between businesses.
Some larger agencies also offer competitive rates, particularly in areas where several agents are competing for instructions.
The important thing is to assess each agent individually rather than assuming one type of business will always be cheaper.
4. Consider newer estate agencies
Newer estate agents or agencies expanding into your area may offer introductory rates or additional services to attract clients.
However, don’t choose an agent solely because they’re willing to reduce their commission.
Ask about their experience, local market knowledge, marketing strategy and how they intend to find buyers for your property.
Estate agent fees calculator
An estate agent fees calculator can help you estimate how much commission you’ll pay when selling your home.
To calculate the fee yourself, multiply the final selling price by the commission percentage and divide by 100.
Estate agent fee = Selling price × Commission percentage ÷ 100
For example, if your home sells for £350,000 and your estate agent charges 1.5% including VAT:
£350,000 × 1.5 ÷ 100 = £5,250
Your estate agent fee would therefore be £5,250.
If your agent quotes a percentage excluding VAT, remember to add VAT to calculate the total cost.
You can also use online comparison tools to review estate agents in your area, although it’s worth checking whether the results include all local agencies and how their recommendations are calculated.
Frequently Asked Questions
Most traditional estate agents in the UK operate on a no sale, no fee basis, meaning their commission is usually payable when the property sale completes. The fee is typically deducted from the sale proceeds by your conveyancer or solicitor. However, some online estate agents charge upfront or offer deferred payment arrangements. Always check your agency agreement to understand when payment is due and whether any charges apply if your property doesn’t sell.
Based on an average UK estate agent fee of 1.42% including VAT, selling a £300,000 property would cost approximately £4,260 in commission. At 1.2%, the fee would be £3,600, while at 1.8%, it would be £5,400. The final amount depends on the agent, the type of agreement and the services included. These figures exclude other selling costs, such as conveyancing and removal expenses.
If you have a no sale, no fee agreement, you generally won’t pay estate agent commission if your property doesn’t sell. However, some contracts include withdrawal fees, marketing charges or clauses that create a payment obligation in certain circumstances. Online estate agents charging upfront fees may also retain payment even if the sale is unsuccessful. Read the contract carefully, particularly the termination conditions, before instructing an agent.
Yes, you can change estate agents, but whether you incur additional costs depends on your existing contract. Many agreements include a minimum tie-in period and a notice requirement. You may also remain liable for commission if your property is subsequently purchased by a buyer introduced by your previous agent. Before switching, confirm the termination date, request a list of introduced buyers and check that your new agreement won’t expose you to paying two sets of commission.
Online estate agents often advertise lower fixed fees than traditional high street agents, making them an attractive option for sellers looking to reduce costs. However, their packages may not include accompanied viewings, professional photography or comprehensive sales progression services. High street agents generally charge a percentage of the completed sale price and often provide more hands-on support. Compare the total cost, services included and local sales performance rather than choosing an agent based on fees alone.
And finally
Estate agent fees are an important consideration when selling your home, but they shouldn’t be the only factor influencing your decision.
A good estate agent should offer more than simply listing your property online. Local market knowledge, effective marketing, experienced negotiators and proactive sales progression can all contribute to a successful sale.
Before instructing an agent, compare several quotes, understand exactly what’s included and read the contract carefully.
Remember, your home is likely to be one of your most valuable assets. Choosing an estate agent who can market it effectively and achieve the best possible outcome may be worth far more than a small saving on commission.
