When you decide to sell a property, the listing price is just the tip of the iceberg, A number of costs will erode the amount before your bank account sees the net proceeds. Knowing these expenses beforehand can help you price your home correctly, negotiate better, and avoid unpleasant surprises.

Below is a practical breakdown of the main costs you’ll encounter when selling a property

1. Selling-price discounts & agent commissions
The most obvious cost is the real‑estate agent’s commission. In the UK it typically ranges from 1–3 % of the selling price, though it can be negotiated.
Some agents may add a "value‑added service" fee for marketing, photography, or virtual tours.
If you use a discount or flat‑fee agent, the commission may be lower but you’ll miss out on specialist marketing.

2. Marketing & staging expenses
Professional photos, floor plans, and virtual tours can cost between £200 and £800.
Staging furniture and décor to make a home look its best can cost £300–£1,000 depending on the scale.

3. Legal and conveyancing fees
The seller’s solicitor or conveyancer bills a fixed fee or hourly rate, usually £800–£1,200.
The solicitor will manage title checks, draft the contract, and coordinate the settlement.

4. Valuation and survey costs
If a formal valuation is needed to set a realistic asking price, expect £250–£500.
A standards survey (used by buyers to assess property condition) is paid by the buyer, so it is not a seller cost, but you may provide a copy for transparency.

5. Mortgage discharge fees
If you still owe on a mortgage, the lender will charge a discharge fee (typically £250–£400).
Some lenders also levy a cash‑out or early repayment fee, which may be a percentage of the outstanding balance.

6. Stamp duty and tax implications
Stamp duty on the sale itself is paid by the buyer, but be aware that if you buy a new home you may trigger a stamp duty refund on the old property.
Capital Gains Tax (CGT) may apply if the property is not your primary residence. The tax rate depends on your income and how long you owned it.
CGT liability can be calculated simply: (Selling price – purchase price – allowable costs) × CGT rate (18 % for basic‑rate taxpayers, 28 % for higher‑rate).
Certain reliefs (e.g., Private Residence Relief) may reduce or eliminate CGT.

7. Insurance considerations
You should keep your building insurance active until settlement.
If you have a "seller’s liability" (e.g., a covered defect discovered after sale), you may need to pay for a survey or legal defence.

8. Utility and council tax adjustments
Settle any outstanding utility bills and council tax prior to settlement.
The buyer will assume these charges from the settlement date, but any arrears must be cleared.

9. Extra costs for special circumstances
If the property has a leasehold or freehold with a lease, you may need a leasehold valuation.
For properties with shared ownership or community property, additional documentation and fees might arise.
In cases where the property fails to meet planning or building regulations, you may need to pay for remedial work.

10. Contingency reserve
Even after all the above, it’s wise to set aside a small contingency fund (e.g., 5 % of the net proceeds) for unexpected post‑settlement costs, such as a minor repair discovered after the buyer moves in.

How to Minimise These Costs
Shop around for agents – compare commission structures and marketing packages
Pre‑sell your home – address minor issues yourself to avoid costly repairs at the last minute
Keep records of all expenditures – you’ll need them when calculating CGT
Use a reputable solicitor – a good conveyancer can spot potential legal pitfalls that could inflate costs
Consider a "shared‑sale" or "auction" if you need to move quickly and can accept a lower price for speed

In Conclusion
Selling a property is more than just handing over the keys. There are a range of fees, taxes, and potential liabilities that will eat into your gross sale price. By mapping out these costs early, you can price your home more accurately, negotiate better, and ultimately walk away with the maximum possible profit. Keep a detailed ledger of every expense, and 名古屋市東区 空き家 売却 consult with professionals—agents, solicitors, and tax advisers—to ensure you’re not caught off guard.