House sale proceeds calculator
How much will I walk away with?
Check your mortgage statement or ask your lender.
Enter the sale price to see what you'd be left with.
A rough guide. Your solicitor gives you the exact figures before completion. Nothing you type is sent or saved.
Selling a house costs more than most people expect, and the money that reaches your bank account is usually a lot less than the sale price. This calculator takes the sale price and subtracts everything that comes out of it, so you can plan your next move with a realistic figure. Everything runs in your browser, and nothing you type is sent or saved.
What comes out of the sale price
| Cost | What it is | Where to find the figure |
|---|---|---|
| Mortgage | Everything you still owe the lender | A redemption statement from your lender |
| Early repayment charge | A fee for paying off a fixed or tracker deal early, often a percentage of the balance | Your mortgage offer or annual statement |
| Estate agent fee | Usually a percentage of the sale price, plus VAT at 20% | Your agent's contract |
| Solicitor (conveyancing) | Legal fees plus disbursements such as Land Registry copies | Your solicitor's quote |
| Other costs | Removals, an Energy Performance Certificate, clearing the house, leasehold management packs | Your quotes |
The mortgage and early repayment charges
Your lender is paid first, straight from the sale money, on completion day. If you're part way through a fixed-rate or tracker deal, there may be an early repayment charge. MoneyHelper says these are usually worked out as 1% to 5% of the outstanding balance, though some deals charge a flat fee. On a £120,000 mortgage, a 2% charge is £2,400.
If your deal ends soon, it can be worth timing completion for just after it ends. Many mortgages can also be "ported" to your next home, which can avoid the charge, so ask your lender.
The estate agent's fee
Most high-street agents charge a percentage of the sale price. Remember that VAT at 20% is added to the fee, so 1.2% plus VAT is really 1.44%. Our estate agent fee calculator shows what different rates cost at your price.
Legal fees
Your solicitor or licensed conveyancer handles the legal side of the sale, including paying off the mortgage on completion. Fees vary with the price, whether the home is leasehold and how complicated the title is. See conveyancing fees for sellers.
Other costs
You must have an Energy Performance Certificate before you advertise a home for sale. It's valid for 10 years, so you may already have one. Add removals, storage, cleaning and anything you need to fix or clear before completion.
An example
Here's how the numbers can look on a £200,000 sale, with £120,000 left on the mortgage:
| Amount | |
|---|---|
| Sale price | £200,000 |
| Mortgage paid off | −£120,000 |
| Early repayment charge (2%) | −£2,400 |
| Estate agent (1.5% plus VAT) | −£3,600 |
| Solicitor | −£1,500 |
| Removals and other costs | −£500 |
| You walk away with | £72,000 |
That's £8,000 of costs on top of the mortgage, which is why it pays to know your numbers before you agree a price.
Selling for cash: what changes
If you sell to a cash buyer, the sum changes in two ways. The price is usually lower, because cash buyers pay below market value. But some costs disappear: there's no estate agent fee, and some cash buyers, including us, pay the seller's legal fees. A quicker sale also means fewer months of mortgage payments, bills and council tax.
Whether that leaves you better or worse off depends on your figures. Our cash offer vs estate agent calculator compares the two routes side by side, including the cost of waiting. For many homes in good condition, the agent route still leaves more money in your pocket, and the calculator will show that if it's true for you.
Before you rely on the figure
- Get a redemption statement from your lender for the exact mortgage figure.
- Ask your agent for their fee including VAT.
- Get a fixed-fee quote from your solicitor.
- Your solicitor's completion statement gives the final, exact figure before you complete.
Questions people ask
How do I find out how much is left on my mortgage?
Ask your lender for a redemption statement. It shows exactly what you'd need to pay to clear the mortgage on a given date, including interest up to that day and any early repayment charge or exit fee. Your solicitor asks for one before completion anyway, but getting one early gives you a reliable figure for this calculator and avoids surprises.
Do I pay VAT on estate agent fees?
Yes. Estate agents charge VAT at 20% on their fee, and quotes don't always make that clear. A fee of 1.2% plus VAT is really 1.44% of the sale price. When you compare agents, ask each one for their fee including VAT, and use the choice in the calculator to say whether the figure you've got includes it or not.
What costs do people forget when selling?
The ones that catch people out are early repayment charges on a fixed-rate mortgage, VAT on the agent's fee, leasehold management pack fees for flats, the cost of an Energy Performance Certificate, removals and storage, and paying two sets of bills if the move dates don't line up. If you're buying next, you'll also have the costs of the purchase, including Stamp Duty in England or Land Transaction Tax in Wales.
Is this figure exact?
No, it's a guide based on the numbers you type in. The exact figure comes from your solicitor's completion statement, which lists the sale price, the mortgage redemption figure, every fee and what's left for you. Use the calculator early to plan, then check it against the completion statement before you commit to your next move.
Sources
Related guides
The cost of selling a house in 2026
Selling a house in England or Wales usually costs several thousand pounds on top of paying off the mortgage. The biggest cost is normally the estate agent's fee, which Which? puts at around 1.3% to 1.4% of the sale price on average, followed by legal fees. Then come an Energy Performance Certificate, removals and any early repayment charge on your mortgage.
Free calculatorsEstate agent fee calculator
Most estate agents charge a percentage of the sale price, plus VAT at 20%. A fee of 1.2% plus VAT on a £250,000 sale is £3,000 plus £600 VAT, so £3,600 in total. Enter your price and the agent's rate below to see your fee, and what 1%, 1.5%, 2% and 3% plus VAT would cost at the same price.
Costs and moneyEarly repayment charges when you sell your house
An early repayment charge (ERC) is a fee your lender can charge if you pay off your mortgage during a fixed-rate or other introductory deal, which is what happens when you sell. MoneyHelper says ERCs are usually 1% to 5% of the outstanding balance, though some deals charge a flat fee. You can often avoid one by porting the mortgage or completing after the deal ends.
General information for England and Wales, not legal, tax or financial advice. Last checked 26 October 2026.