How Much are Estate Agent Fees?

Selling your home comes with so many decisions. One of the most common questions sellers have is: How much are estate agent fees? It’s true that understanding what you’re paying for—and whether it’s the best choice for you—can save you lots of time and money. 

In this guide, we’ll break down what you need to know, from how much you can expect to pay, to how to avoid hidden charges, to how to avoid paying a fee altogether.

What fees do estate agents charge?

In 2024, the average estate agent fee is around 1.42% (including VAT), meaning for a £300,000 home, you’re looking at about £4,260 in fees. 

But fees vary dramatically. Most traditional estate agents charge between 1% and 3.5% of the sale price, plus VAT. On a £282,000 home—the average sold price in January 2024—that’s anywhere from £2,820 to £9,870, just in fees. 

If you go for a sole agency agreement (where you use just one agent), you can expect fees between 1.2% and 1.8% (including VAT). For a multiple agency agreement (where two or more agents are selling your property), fees usually range from 3% to 3.6% (including VAT).

What’s included in estate agents fees?

Estate agent fees aren’t exactly pocket change, so it’s important to know what you’re getting for your money. Typically, the fees cover a range of services that help market and sell your property. Here’s what you can usually expect to be included:

Taking property photos

Professional photos are key to making your home stand out online. Most agents will arrange for a photographer to capture your property in the best light, which is often included in the fee.

Marketing your property

Estate agents usually take care of the marketing, which could include everything from creating brochures to promoting your home on social media and property portals like Rightmove or Zoopla. Some agents might even offer virtual tours or video walkthroughs to give your listing extra visibility.

Listing your home online

Your estate agent will handle the process of getting your property onto the major property websites, ensuring it reaches the widest possible audience. This is crucial in today’s market, where buyers start their search online.

Arranging viewings

One of the more time-consuming tasks that estate agents take off your plate is arranging and conducting viewings. They coordinate with prospective buyers, schedule appointments, and show people around, saving you a lot of hassle.

Negotiating with buyers

Estate agents will handle negotiations with potential buyers to help you get the best price. This can be particularly helpful if you’re uncomfortable haggling or want to leave the negotiating to a professional.

But negotiation isn’t just for agents…

Are estate agent fees negotiable?

Yes! Many sellers don’t realise that estate agent fees are often negotiable. And in fact, when you first talk to them, agents often aim for the higher end of their fee range, so it’s foolish not to negotiate. 

If you’re willing to shop around or negotiate, you can sometimes secure a better deal. Some estate agents are willing to reduce their commission—especially if they’re confident your property will be easy to sell.

Negotiation strategy 1: Sliding scale

One popular strategy is asking your agent whether they’d agree to a sliding scale of commission. So, if you believe your property’s worth around £250,000, you could suggest:

1% fee if they sell it for under £220,000

1.25% if they sell it for £220,000 to 230,000

1.5% if they sell it for £230,000 to £240,000, and so on.

This can work well if you want to work with an agent whose percentage seems too high, but it can also stop agents trying to impress you by overvaluing your property only to immediately want to drop the sale price. You can also use a sliding scale approach to incentivise selling within a certain timeframe.

Negotiation strategy 2: Reduce the fixed fee

In some cases, especially with cheaper properties, agents might charge a fixed fee instead of a percentage. But it’s only fixed in the sense that it’s not a percentage of the sale price. The fixed fee is negotiable, so push for a price drop.

Negotiation strategy 3: Shop around

Even if you already have one agent in mind as the standout success in your area, get some prices off competitors. If your favourite agent’s fees are higher, tell them you’re expecting a lower percentage based on others’ quotes.

Negotiating for good value is important, but it pays (literally) to check that you’re only paying for what you actually need. Next let’s take a look at those sneaky little extras.

Watch out for those hidden costs 

Commission isn’t the only cost you need to think about when selling a property via an estate agent though. As with any service, there can be near-endless add-ons and extras—including serenading potential buyers.

But given that moving house or selling a property is a pricey business, you’ll want to only pay for what you need. So let’s explore some hidden costs that can sneak up on you and blow your budget.

Hidden costs in contract terms

Estate agent fees and contract terms can vary, so it’s important to know what you’re signing up for. Here are key things to check:

• Is VAT included or extra?
• Who pays if the sale doesn’t go through despite finding buyer is ready to purchase?
• Is the agreement no sale, no fee? Or will you be expected to pay something if the property doesn’t sell or if you withdraw?
• Some agencies require that you don’t use any other agents alongside them for a month or two. Check you’re not tied in for months on end.

Hidden costs in premium services

There may be extra costs for so-called ‘premium’ services like:

• professional photography
• staging
• virtual tours
• enhanced marketing
• open house events and other promotions.

The bottom line here is to always carefully review the terms in your contract to understand what’s included in the agent’s offer, and what could happen in any possible scenario or outcome.

What about online estate agents?

Online estate agents have really shaken up the market, offering fixed-fee packages that can be much cheaper than traditional high street agents. 

While traditional agents take a percentage of the sale price, online agents usually charge a flat fee—often between £300 and £1,500—regardless of your home’s value. For a £300,000 property, that could mean big savings on fees. But, and it’s a big but, you’ll usually need to take on more of the legwork yourself.

Many online agents won’t handle viewings or negotiations, and the personal touch you get from a high street agent—like local market insight—might be missing. 

If you’re confident enough to take on tasks like showing potential buyers around, or you’re just looking for a cheap way to get your property on the big sites, online agents can be a smart option. But if you want a more hands-off approach, it might not be the right route for you.

Can estate agent fees be avoided?

Estate agent fees can certainly make a dent in your final sale profit, but there are ways to avoid estate agent fees altogether.

• Selling at auction might seem appealing, but in fact the auction commission is often higher than estate agent fees, at around 2% to 5%.
• Another option is to sell your home privately. However, this requires a lot of effort, and you’ll have to handle all negotiations and legal paperwork on your own.
• A cash house buyer can purchase your home quickly without the need for estate agents, eliminating fees and lengthy negotiations, and delivering speed and certainty. While the offer might be slightly lower than a traditional market sale, when you account for the time, effort and costs involved in other methods, the difference is often minimal.

Thinking about selling?

If you want to avoid estate agent fees and sell your home quickly, SellHouseFast.co.uk offers a personalised, tailored service designed to make your sale as smooth as possible. 

We buy any house directly, extremely quickly, eliminating the need for estate agents. You won’t pay any commission or hidden fees, and there’s no lengthy process to worry about.Get a free no-obligation quote today and see how we can help you move forward with your goals.