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John Grants
Seller guide

What it costs to sell.

The costs you should expect, the ones that depend on your circumstances and the tax rules that can apply.

On this page

At a glance

  • Selling your only home usually means no Capital Gains Tax, thanks to Private Residence Relief, as long as the conditions are met.[1]
  • A second home or let property may bring Capital Gains Tax, and it must be reported and paid within 60 days of completion.[2][3]
  • Sellers do not pay stamp duty; the buyer does.[4]
  • If you have a mortgage, check any early repayment charge. Lenders may only charge a reasonable pre-estimate of their costs.[5]

Rules and figures last checked October 2026.

Tax when you sell your home

You usually do not pay Capital Gains Tax on your main home if all of these apply: it is your only home and you have lived in it as your main home throughout; no part of it has been let out (a lodger does not count); no part has been used exclusively for business; the grounds are under 5,000 square metres; and you did not buy it just to make a gain. A couple can only count one property as their main home.[1]

What sellers do not pay

Stamp Duty Land Tax is paid by the buyer, not the seller.[4] If you are buying your next home, that bill is yours, and our stamp duty calculator shows what you would pay.

The costs you do plan for

  • Your estate agent’s fee. There is no official rate: it is set by the agreement you sign, which the agent must give you in writing before you are committed. See choosing an estate agent.[8]
  • Your conveyancer’s fees. Get quotes, and ask what disbursements (third-party costs) are extra.
  • An EPC, which must be in place before the home is marketed. See the legal paperwork guide.
  • Mortgage costs. Check your balance, any early repayment charge and any fee for moving your mortgage with your lender.[9] An early repayment charge must be a reasonable pre-estimate of the lender’s costs.[5]
  • Moving costs and any repairs or improvements you choose to make before selling.

Sources

Every figure and rule above comes from one of these, read in October 2026. The dates are the ones each publisher shows as when the page was last updated.

  1. [1]Tax when you sell your home (opens in a new tab)GOV.UK
  2. [2]Tax when you sell property (opens in a new tab)GOV.UK
  3. [3]Report and pay your Capital Gains Tax: if you sold a property in the UK (opens in a new tab)GOV.UK (HM Revenue and Customs)
  4. [4]Stamp Duty Land Tax: who pays (opens in a new tab)GOV.UK
  5. [5]FCA Handbook, MCOB 12.3: early repayment charges (opens in a new tab)Financial Conduct Authority
  6. [6]Capital Gains Tax: rates and allowances (opens in a new tab)GOV.UK
  7. [7]Capital Gains Tax: allowances (opens in a new tab)GOV.UK
  8. [8]Estate Agents Act 1979, section 18: engagement of estate agent by client (information to be given) (opens in a new tab)legislation.gov.uk
  9. [9]Selling a home: preparing to sell (opens in a new tab)GOV.UK

This is a general guide to selling a home in England, not legal, tax or financial advice. Your own circumstances, and your conveyancer’s advice, decide what applies to you.

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