What is a typical estate agent fee in the UK?

Sole-agency commission on the high street is commonly quoted around 1% to 1.5% of the sale price plus VAT at 20%. Multi-agency agreements are usually higher, and fixed-fee or online agents charge a flat amount instead.

Is estate agent commission negotiable?

Yes. Rates, tie-in length and what is included are all negotiable, particularly if your property is likely to sell quickly or is above average value for the area. Get quotes from more than one agent before committing.

Do estate agent fees include VAT?

Not always. Many quotes are 'plus VAT', which adds 20%. Ask for the fee in pounds, inclusive of VAT, on your expected sale price so you are comparing like with like.

When do I pay the estate agent?

Usually on completion, deducted by your conveyancer from the sale proceeds. Some fixed-fee models take payment up front, and some agreements make a fee payable once a ready, willing and able purchaser is introduced.

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Estate agent fees calculator

Enter your expected sale price and the commission rate you have been quoted. The calculator shows the fee, the VAT and what you keep — and how that compares with selling privately.

Last reviewed 4 August 2026

The short answer

Always check whether a quoted rate includes VAT. At 20%, a 1.25% fee is really 1.5% of the sale price.
Sole agency is usually cheaper than multi-agency, but ties you to one firm for the tie-in period.
Fixed-fee and online agents charge a flat sum, sometimes payable whether or not you sell.
Commission is charged on the final agreed price, not the asking price — so a price reduction cuts the fee too.

Work out your commission

Expected sale price£Commission rate%

This rate already includes VAT

Agent fee (excluding VAT): £3,750
VAT at 20%: £750
Total commission: £4,500
Effective rate of sale price: 1.50%

Compare with a fixed fee (inc. VAT)£

A fixed fee of £1,499 is 0.50% of your sale price — £3,001 cheaper than the commission above.

Listing free on HausMart during early access costs you nothing in commission. Allowing roughly £400 for photography, a floor plan and an EPC, selling privately at this price would keep about £4,100 in your pocket.

Estimates only. Fees, VAT treatment and what each agent includes vary — always compare written quotes.

How estate agent commission works

High-street agents charge a percentage of the agreed sale price. Sole agency — one agent, exclusive for a fixed period — is commonly quoted around 1% to 1.5%. Joint or multi-agency, where more than one firm can sell, is typically higher because each agent risks doing the work for nothing.

VAT at 20% is added on top unless the quote explicitly says it is included. This is where quotes are most often misread: 1.25% plus VAT is 1.5% of the sale price in real money.

The fee usually becomes payable on completion, but read the agreement. Some contracts make a fee payable once a 'ready, willing and able purchaser' has been introduced, which can bite even if the buyer later pulls out.

Percentage versus fixed fee

A percentage fee aligns the agent with your price — they earn more if you sell for more, though the marginal difference to them on an extra £5,000 is small. A fixed fee is predictable and usually cheaper on higher-value homes, but often has to be paid regardless of the outcome, sometimes up front.

The practical test: take the fixed fee, divide it by your expected sale price, and compare the resulting percentage with the commission quote. Then ask what happens under each model if the property does not sell.

What to check before you sign an agency agreement

The exact rate and whether VAT is included.
The type of agency: sole, joint, multi, or sole selling rights.
The length of the tie-in and the notice period to end it.
Whether a fee is due if you find a buyer yourself.
Whether a fee is due if the sale falls through after an offer is accepted.
What is included: photography, floor plan, EPC, portal listing, board, accompanied viewings.
Whether the agent charges withdrawal or marketing fees if you take the property off the market.

The private-sale comparison

Selling privately removes the commission entirely. Against that, budget for photography, a floor plan and an EPC if you need one — typically a few hundred pounds, not thousands.

Listing on HausMart is free during early access, with no commission and no tie-in, and your home is matched to buyers whose requirements and search area already fit. Whatever the calculator shows above the private-sale line is money that stays with you.

Frequently asked questions

What is a typical estate agent fee in the UK?: Sole-agency commission on the high street is commonly quoted around 1% to 1.5% of the sale price plus VAT at 20%. Multi-agency agreements are usually higher, and fixed-fee or online agents charge a flat amount instead.
Is estate agent commission negotiable?: Yes. Rates, tie-in length and what is included are all negotiable, particularly if your property is likely to sell quickly or is above average value for the area. Get quotes from more than one agent before committing.
Do estate agent fees include VAT?: Not always. Many quotes are 'plus VAT', which adds 20%. Ask for the fee in pounds, inclusive of VAT, on your expected sale price so you are comparing like with like.
When do I pay the estate agent?: Usually on completion, deducted by your conveyancer from the sale proceeds. Some fixed-fee models take payment up front, and some agreements make a fee payable once a ready, willing and able purchaser is introduced.

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No commission and no tie-in. Your property is shown to buyers whose requirements and search area already match — so the interest you get is real.

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