The cheapest way to sell a house

Buying and selling property is an expensive business so the chances are you’re looking for the cheapest way to sell a house. Here’s how to do it….

Angela Kerr Director, Editor

Selling a house can cost thousands of pounds and while some fees are unavoidable, there are many costs you can reduce or even cut completely if you know the tricks. Use our cost of moving calculator to get an idea of the costs and read on to find out the cheapest way to sell a house.

1. Save on estate agent fees

The average estate agent fees in 2025 are typically 1.42% including VAT. So on a £275,000 house, this means estate agent fees of around £3,900. This should be your first cost to cut.

To get a true picture of the costs, you can use the calculator below to work out how much commission you will pay your estate agent.  Adjust the calculator settings for the commission rate (typical 1.42%), and use the slider to select your estimated sale price. If you wish, you can see how this compares to ‘fixed fee’ agents like Yopa. Otherwise, you can set the ‘fixed fee’ to zero to see the total commission you would pay.

It’s clear that if you’re looking for the cheapest way to sell a house, you need to get these fees down. Here’s how:

1. Find the best local estate agents. Start by using our tool to find the best estate agent near you. It allows you to compare estate agents on success rate in selling, time to sell and how good they are at achieving the asking price.
2. Make a shortlist of at least three estate agents and book a valuation visit. Ask for their fees in writing and tell them you’re seeing other agents so they know they’ll need to compete.
3. Negotiate the fees down. Go back to your preferred agent and tell them the others are offering lower fees. If you achieve 1% you can be pleased with yourself.

2. Consider the Modern Method of Auction

The estate agent you appoint may suggest using the Modern Method of Auction to sell your house. This is a type of online property auction; the auction will run for a set period of time and buyers can bid online, eBay style. At the end of the auction, the house will be sold to the highest bidder, as long as they’ve met the reserve price.

This is one of the cheapest ways to sell a house as you won’t pay estate agent fees. Instead, the buyer has to pay a non-refundable reservation fee. This is in addition to the price of the property and is paid to the estate agent and online auction company, not you. Although bear in mind you may need to pay some costs such as for a legal pack.

Other advantages to the seller of the Modern Method of Auction include speed; buyers usually need to exchange and complete within 56 days. Also, the sale may be less likely to fall down as the buyer will lose their (usually hefty) reservation fee if they pull out.

But many buyers are put off by this selling process so you may get a smaller pool of potential buyers. Also, many buyers will offer a reduced bid to take into account the reservation fee they’ll need to pay. So you may get a lower amount for your home. So you’ll need to weigh it up. Find out more in our guide Modern Method of Auction explained.

3. Cut costs with an online agent

For the cheapest way to sell a house, can you cut estate agent fees even further, or even eliminate this fee completely?

Each online estate agent – whether it’s YOPA or Purplebricks – offer different packages with different services. To get the cheapest deals you’ll usually have to host the viewings yourself. But considering the amount of money you could save, this could be time well spent.

Bear in mind that most online estate agents require you to pay their fees up front. So you’re paying even if the agent doesn’t sell your home. Other packages which allow you to pay on completion/later are usually more expensive – but still not usually as expensive as using a high street estate agent.

There are even online estate agents like Purplebricks which offer to sell your house for free.

One criticism of online estate agents is that you may not achieve as high an asking price as you would from a high street agent. The argument is that an online estate agent may be the cheapest way to sell a house but if you get a lower sale price you may be worse off financially. So make sure you check the sale price online estate agents achieve as a percentage of asking price in our Best online estate agents guide.

Ultimately, the key is for you to know how much your house is worth so you can price it right. Find out how to do this in our guide What price should I sell my house for? You should also consider how much you’d be willing to accept. Providing your property is on the major property portals like Rightmove and Zoopla, the same buyers will see it regardless of which agent you’re on with.

Our instant valuation tool is a good place to start to see what your house is worth, alongside the valuations that local estate agents provide you with.

4. Use a cash house buying company

Most people opt to sell to a cash house buying company because it will make the sale process quicker but it can save on fees too. Sellers can save on estate agent fees as they may not have to pay an estate agent a commission and some house buying firms will cover your legal costs too. It could be a false economy though. What you would save on estate agent fees is likely to be far less than what you will lose on the sale price. Most cash buying firms offer you far less than the market value of your property. Secondly, the savings on legal fees are if you use the firm’s own solicitors. It is usually better to spend the money to get your own solicitor who will give you independent legal advice.

5. Save £490 on conveyancing fees

The average cost of conveyancing solicitor fees for selling a house in 2025 is between £610-£950. So when you’re looking for the cheapest way to sell a house, this should be next on your list.

Firstly, don’t accept your estate agent’s recommendation for a conveyancing solicitor. It may seem like the easy option but they may be earning commission on this introduction and their suggestion may not be the best or cheapest option.

Instead, shop around for the best conveyancer at the best price. By using our free tool to compare conveyancing quotes, customers save on average £490 per transaction. You’ll instantly receive quotes from conveyancing solicitors that cover your area. Plus, you’ll see a rating next to some of the quotes, based on feedback from customers, which is designed to help you make an informed decision.

Don’t fall into the trap of choosing a conveyancer based on a cheap headline price, then find there’s lots of add-ons that push up the cost of conveyancing considerably. Always check what’s included in the price and be sure to check reviews too. Find out more in our guide on how to choose the right conveyancing solicitor.

6. Save on EPCs

You’re legally required to have an Energy Performance Certificate before you sell and they typically cost between £60 – £120. However, isn’t a set price for an EPC so if you’re looking at the cheapest way to sell a house, to save cash you should compare quotes from energy assessors to get the best deal. You can go via your estate agent, although this is usually more expensive.

It’s worth noting, EPCs are valid for 10 years so check here first to find out if you already have one.

7. Beware of mortgage fees

If you have a mortgage on the property you’re selling, look at your paperwork asap. If you’re buying a house at the same time, can you ‘port’ your mortgage to the one you’re moving to? This is popular with borrowers who are on a cheap mortgage deal and don’t want to lose their rate. Find out out more with our guide on moving properties with a mortgage.

Plus, by porting your mortgage you may avoid having to pay an early repayment charge to your lender, (if this applies to you). If you do need to pay an early repayment charge, these can be hefty, so make sure you know exactly where you stand.

With mortgages, it’s a good idea to get expert advice to make sure you’re making the best decision for your personal circumstances. By speaking to an expert fee-free mortgage broker you’ll get the most up-to-date advice at no extra cost.

8. Save on removals

If you’re looking for the cheapest way to sell a house, you must consider the cost of removals – depending on the size of the house and the distance you’re moving this could be anywhere from £350 to £2250 or even more. Here’s how to do it:

• Avoid moving on Fridays: Friday is the most popular day of the week to move house but if you’re looking for the cheapest way to sell a house, aim for a mid-week move. Removals companies often charge less if you opt to move earlier in the week as they’ll be less busy. And you may get more choice of removals firms too which could cut costs further.
• Compare quotes: Do your research well in advance and compare removals quotes. Once you’ve picked your company, ask if they can provisionally book you in. Then confirm your moving date as soon as you’ve exchanged contracts.
• Book a home survey: Invite at least two removal firms to do an at-home survey. That way they can see exactly where you live and what they will be moving. Don’t forget to show them the loft, garage and any out-buildings. This way you know you are getting accurate quotes.
• Do it yourself: Removals firms often offer extra services like packing and unpacking, which will naturally cost more. So if you’re looking for the cheapest way to sell a house, save cash by doing this yourself. You can also cut costs by having a major declutter before you move house. There’s no point in paying to move belongings you don’t want anymore or furniture you know won’t fit.

9. Prepare your house for sale cheaply

To achieve the best price for your house, you’ll want to present your property in the best way possible. And the good news is, if you’re looking for the cheapest way to sell a house, you don’t need to spend a fortune doing it. For example, clearing up the front of your house to improve your kerb appeal, painting your walls with a fresh coat of neutral coloured paint, making any minor repairs and decluttering your home to make it look more spacious can all have a big impact on potential buyer. Get more useful ideas in our guide on 12 Tips to make your home more valuable and sell faster

Cheapest way to sell a house? Watch for these pitfalls

When you’re looking for the cheapest way to sell a house, beware of these potential pitfalls:

• Quick house sale firms: These firms often claim they’re the cheapest way to sell a house as you won’t need to pay estate agent fees plus they’ll often cover your legal fees too. But even if it is the cheapest way to sell a house, you’ll often only be paid around 75% to 85% of your property’s value. Find out more in our guide on Quick house sale firms: What to beware of.
• DIY conveyancing: If you’re looking for the cheapest way to sell a house you might think about doing the legal side yourself. But the conveyancing process is complex, and you shouldn’t consider DIY conveyancing unless you fully understand all the steps involved. Plus, there are added risks: if you make a mistake, this could result in your being sued and having to spend much more in legal and court fees than you would have done on a conveyancer. Also, if you’re buying or selling with a mortgage, the lender will almost certainly insist that you instruct a conveyancer. But if you do want to know more, read our guide on DIY conveyancing.  
• Selling at a traditional auction: This won’t usually be the cheapest way to sell a house. When selling a house at a traditional auction, expect to pay your auctioneer around 2.5% of the price you get for the property. This is higher than the 1.42% high street estate agents charge on average in 2025. Plus, you’ll also need to find out if there will be any advertising costs. But there are benefits to selling at auction, especially if you need a quick sale. Find out more in our guide How to sell your house at auction.
• Gazumping: There are all sorts of reasons why your sale could fall down before exchange, including gazumping, which is when another party makes a higher offer on the house you are in the process of buying and has that offer accepted – pushing you out of the purchase. Sadly, sales falling down is common; 28.8% of property sales fell through before completion in 2024, according to data from Quick Move Now. However, you can protect yourself financially if this happens by taking out Home Buyers Protection Insurance. This insurance will enable you to claim back some of your conveyancing fees, survey costs and mortgage fees if your purchase falls down – and cover starts from just £69.

Top tips on finding an estate agent: video

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