How much do estate agents and auctions charge to sell your home?
When selling a residential property in the UK, the commission rate (and any extra fees) can make a big difference to your final proceeds. Whether you're using a traditional estate agent or choosing to sell at auction, it’s important to know how much each option typically costs and what’s included in the fee. This guide breaks down typical commission rates for both methods, along with common charges, what to look out for, and what to expect based on your sale type.
Estate agent and auction fees vary and can significantly affect your final sale proceeds. Here’s what you need to know:
- Estate agents typically charge 0.9% to 3.6% of the sale price, depending on the agreement and service level.
- Sole agency rates average around 1.4% (including VAT).
- Online or hybrid agents often charge a fixed fee, ranging from £600 to £1,500.
- Auctioneers usually charge around 2% commission, plus catalogue and legal fees, though costs can be passed to the buyer.
- Some modern auction models offer “no seller fee” options by charging buyers a large premium instead.
- Always read the fine print, especially for VAT and extra admin charges.
Typical estate agent fees
When selling a residential property through a traditional estate agent, it’s important to understand how fees are calculated. Most agents charge a commission based on the final sale price, with several factors affecting the percentage.
What commission do estate agents charge?
Most estate agents in the UK charge a percentage commission based on the final sale price. This fee is deducted on completion and usually operates on a “no sale, no fee” basis.
- Typical range: 0.9% to 3.6% (including VAT)
- Average sole agency rate: Around 1.4% (including VAT)
- Example: For a £275,000 home, a 1.4% fee equates to around £3,850
Sole agency agreements, which is where you instruct one agent, tend to be cheaper (1.2% to 1.8%). Multi-agency agreements are more expensive (3% to 3.6%) as only the successful agent receives payment.
What do estate agent fees cover?
A typical high street agent’s commission includes:
- Property valuation.
- Photography and floorplans.
- Listings on Rightmove, Zoopla and other portals.
- "For Sale" board.
- Conducting viewings.
- Offer negotiations.
- Sales progression through to completion.
Most agents do not charge separately for these services, but always check to avoid surprises.
Online and hybrid agents
Online agents (such as Purplebricks or Yopa) offer fixed-fee packages, usually between £600 and £1,500. These fees are often payable upfront and may not be refunded if the property doesn’t sell.
While this can reduce costs, it usually involves more work for the seller and fewer support services.
VAT and hidden costs
By law, all quoted fees must include VAT (20%). Some agents may initially quote "plus VAT," so it’s worth checking the total.
Other charges to be aware of:
- Withdrawal fees if you cancel the contract.
- Premium listing or advertising charges.
- Tie-in periods that prevent switching agents quickly.
Always ask for a full fee breakdown in writing before signing.
Typical auction fees
Selling at auction offers speed and certainty but comes with a different structure. You may pay a seller’s commission, entry fee and legal pack costs — or in some auction formats, these may be passed to the buyer.
Seller’s costs in traditional auctions
- Commission: Around 2% + VAT of the final sale price (only charged on successful sale).
- Entry/catalogue fee: Around £300 + VAT (may be deferred or waived).
- Legal pack fee: £200 to £400+ for solicitor-prepared documents.
Some auctioneers apply a minimum fee for low-value properties, such as £1,500 to £2,000 regardless of the sale price.
Buyer’s costs in auctions
- Buyer’s premium: 1% to 5% + VAT, paid on top of the sale price.
- Administration fee: Often £500 to £1,000 (inc. VAT), charged at exchange.
- Deposit: 10% due immediately, held until completion.
In many cases, these buyer fees allow sellers to pay little or no commission. However, high buyer premiums may reduce how much bidders are willing to offer.
Modern method of auction
In this online auction model, sellers often pay nothing and the buyer covers all costs through a reservation fee (typically 2% to 5% of the sale price, with a minimum of £5,000 + VAT). This fee is non-refundable and does not count toward the purchase price.
It allows for wider marketing (often in partnership with estate agents), but may lead to lower bids as buyers factor in the high fees.
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Additional fees charged by estate agents and auction houses
Besides the main commission fee, both estate agents and auctioneers may charge a range of extra costs that affect your final proceeds. While many of these are included in standard packages, others may come as add-ons — especially with online, hybrid, or premium services. Always check the fine print before signing.
Here are some common extras to look out for:
Withdrawal fee: Some estate agents charge a fee if you take your property off the market before a sale is agreed. This should always be clearly outlined in your agreement. Auction houses rarely charge withdrawal fees, but some may retain entry or marketing fees even if the sale doesn’t go ahead.
Professional photography and floorplans: High-quality photos, floorplans, and 3D virtual tours may be charged separately by estate agents or auctioneers, particularly in premium marketing packages. Some services include this as standard, but others list it as a paid add-on.
Premium listings and advertising: Enhanced visibility options such as “Featured Listings” on portals like Rightmove and Zoopla can incur additional charges. Auction houses may also charge more for upgraded marketing or additional catalogue features.
Energy Performance Certificate (EPC): An EPC is legally required for all home sales in the UK. If not already available, agents may offer to arrange one for a fee — typically between £78 and £115. This can also be sourced independently.
'For Sale' and 'Sold' boards: Most estate agents include signage in their standard service, but a few may charge for installation and removal. Auction houses do not usually provide signage unless requested.
Accompanied viewings: High street agents often include viewings as part of their commission. However, online and hybrid agents may charge extra for in-person viewings or offer it as a separate service. Some auctioneers provide viewing days, which may be limited unless enhanced marketing is requested.
Entry and catalogue fees (auction only): Auction houses typically charge an entry or catalogue fee to list your property, often around £300 plus VAT. This is a standard marketing cost, though some providers may defer or waive the fee depending on the property.
Legal pack preparation (auction only): If you’re selling at auction, you’ll need to prepare a legal pack in advance. This is usually arranged by your solicitor and can cost between £200 and £400 depending on the complexity of the property. In some cases, the cost may be passed on to the buyer.
Tie-in periods and penalties: Estate agent contracts may include a minimum tie-in period. If you withdraw your property or switch agents during this period, you could face penalty fees. Auction houses typically do not have long tie-ins but do expect exclusivity for a set period leading up to the auction.
Before signing with any selling service, ask for a full breakdown of what is included in the price and what might be charged separately. A transparent agent or auctioneer should be happy to clarify everything in writing.
Understanding your net proceeds
Choosing the right sales method depends on your priorities. Auction sales are often faster and more certain but come with higher or more complex fees. Estate agent sales may bring higher prices but can take longer and involve negotiation.
Whichever route you choose, make sure you:
- Compare commission rates carefully.
- Ask whether fees include VAT.
- Understand if any costs will be deducted from your sale proceeds.
- Watch for minimum charges, entry fees or contract tie-ins.
Fee comparison table
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