Net Seller Proceeds Calculator
Most "how much will I make selling my house?" tools stop at the headline figure. This one combines every real cost (agent fee, conveyancing, EPC, removals, remaining mortgage, and stamp duty on your next purchase), so you know what you'll actually take home.
Sale & costs
Other costs (override defaults)
Next purchase (optional)
If you're upgrading, we'll factor in stamp duty on your next home.
You take home
£341,710
97.6% of your £350,000 sale price
Where the money goes
| Line | Amount |
|---|---|
| Sale price | £350,000 |
| Estate agent fee (1.50% inc-VAT)AgentSeeker quoted total. Agents don't add VAT on top under our model. | −£5,250 |
| Conveyancing / solicitorProperty law work. Selling typically runs £900 to £2,000 inc-VAT. | −£1,500 |
| EPC certificateLegally required for sale unless still valid from a previous transaction. | −£90 |
| RemovalsSet to £0 for a self-move. | −£1,200 |
| Final bills + utility transferFinal meter readings, council tax overlap, post redirection, etc. | −£250 |
| Net proceeds | £341,710 |
What's included in this calculation
- Estate agent fee. Quoted inc-VAT (under AgentSeeker's model, agents commit to the total seller-facing rate with no VAT added at contract).
- Conveyancing. Defaults to £1,500 (the 2025 UK average for a freehold sale, per Reallymoving's annual survey). Leasehold typically runs higher.
- EPC certificate. Defaults to £90. Set to £0 if your existing EPC is still valid (10-year lifespan).
- Removals. Defaults to £1,200 (2-bed UK average). Larger homes, long distances or specialist items push this up.
- Final bills + transfer. Final meter readings, council tax overlap, post redirection.
- Mortgage early-repayment charge (ERC). If exiting a fixed-rate deal early, typically 1% to 5% of the outstanding balance. Check your mortgage offer.
- Stamp duty on next purchase. Uses our Stamp Duty Calculator for the figure. Only applies if you're buying a new home with the proceeds.
Things this doesn't include
- Capital gains tax (typically only applies to second homes or BTL, not your main residence).
- Property repairs to ready the home for sale.
- Lender remortgage or arrangement fees on the new property.
- Storage costs during the move.
Figures are estimates based on 2025 UK averages. Your actual costs depend on your specific solicitor, lender, removal company and product terms. Use this as a planning guide, then confirm specifics with the respective providers.