It may seem counterintuitive, but selling a house is an expensive business. From paying a selling agent to EPC charges, learn about the costs you will need to budget for when selling your home.
If you are considering selling your property in South West London, you will be pleased to know that the average property sells for significantly more than the UK average. For example, in the last year, properties in Wimbledon had an average price of £850,479. Wimbledon Village properties commanded an average of £1,412,690 over the same period, and Coombe Lane properties fetched an average price of £1,295,542.
Nevertheless, even if you have a substantial amount of equity in your property, it is essential to consider all the selling costs before deciding whether it is the right time to sell a house in South West London.
This article breaks down all the potential costs of selling a home, helping you understand the estimated costs, so you can decide whether to put your house on the market.
The table below shows the estimated costs of selling a home in South West London in 2025. We look at each of these costs and more in the sections below.
| Estate agent fees | £11,125 (based on the current, average price of a home in SW London – £783,468- and assuming the fees are charged at the national average of 1.42%) |
| Energy Performance Certificate cost | £60 – £120 |
| Conveyancing fees for selling | £1000 – £3000 |
| Mortgage fees (e.g. arrangement fees, valuation) | £1,000+ |
| Removal company costs | £420 – £1,800 |
| Taxes | N/A (unless Capital Gains Tax applies) |
This table reflects the costs involved in selling a property with most estimates based on Zoopla figures.
Presenting your property in its best light to potential buyers can be crucial to a successful sale. The average costs are generally low, and you don’t need to take on significant works. A simple, well-considered update can help to prepare your home.
For example, clearing unwanted furniture or hanging some large mirrors can make the property appear more spacious. When people are looking for a new home, they want to be able to imagine themselves living there, so removing personal items like photos can improve potential buyers’ first impression of your home.
Even so, there are costs to consider if you plan to update your home more thoroughly…
Updating the dated kitchen or bathroom, or adding a loft conversion, might increase your property’s selling price but the works themselves can be costly. For example, Checkatrade estimates that a new bathroom or new kitchen both cost around £7,000 each on average, with prices often considerably higher.
Modest updates may offer you better value for money, so assess everything carefully before you decide to proceed with an overhaul of your entire house!
Estimated Cost: £7000+
Ensure the property is in good decorative order before you put your home on the market. A new coat of paint in a neutral colour can take care of marks on the walls and generally freshen the rooms up.
Estimated Cost: £50-100 (per room, paint/wallpaper only)
Take care of loose cabinet hinges, broken door handles and other superficial flaws. Completing minor repairs of your Wimbledon property can improve the buyers’ perception of your home at an exceptionally low cost.
Of course, cleaning the property yourself will cost little to nothing aside from the products themselves, so this remains an excellent choice if you have time. Equally, a professional clean can provide a last-minute rescue for stubbornly stained carpets or long-established grime, ensuring your home delivers an exceptional first impression.
Estimated Cost: £180+ (if hiring a cleaner)
Unless you plan on selling your house privately, another cost will be estate agent fees. In recent years, online estate agents have emerged as an alternative to using local estate agents for house selling, and there is always the option of sale by auction. There are some significant differences between these three options:
Using a high street estate agent is the traditional way to sell your property. Typically, they will charge a percentage of the amount your house sells for (rather than a fixed price), and you will also pay VAT on top of the estate agent fees. A good quality high street agent will have excellent local property market knowledge and help ensure your home selling process is as smooth as possible.
The average estate agent fees in the UK are 1.42%, but commonly ranges between 1-3%, depending upon the agent and the services they offer.
There are pros and cons if you go down the route of online estate agency. You can usually save on estate agent fees, but will not benefit from the experience high street agents have of selling properties in your area. Online estate agents usually charge a flat fee, so there is no real incentive for them to achieve a higher asking price.
The agent will also provide fewer services, so you will usually need to take photos, do property viewings and negotiate offers. Hybrid estate agents offer some of the services you would expect from high street agents, but you will still do some of the work yourself. Similarly, packages offering to sell for free often come with hidden house selling costs in the form of extra service packages (which often turn out to be important).
Property auctions are more common when selling a property that is unusual, or in need of serious renovation works. So, how much does it cost to sell a house at auction?
The average auction fees are 2-3% of the selling price, and there can be advertising and admin fees as well. If you sell through an online auction (known as modern method of auction), the buyer bears some of the costs. However, the sale price is typically 10-20% less that you could achieve with traditional high street estate agents.
Remember that choosing the right estate agent can make the difference between receiving an offer that reflects the actual value of your property and not selling it at all. Robert Holmes & Co has been successfully marketing some of the finest residential properties in south-west London and Surrey to buyers from the UK and abroad since 1987.
Estimated cost: £11,125 (based on the current, average price of a home in SW London – £783,468- and assuming the fees are charged at the national average of 1.42%)
EPC regulations require sellers to provide prospective buyers with an EPC certificate so that buyers are aware of the property’s energy rating and performance. Energy efficiency is rated on a scale of bands, from A to G – A being the most efficient and G being the least. The average EPC rating for a home in the UK is currently band D according to ONS analysis.
If you are buying a property to rent out, remember that, by law, rental properties must have an energy performance certificate (EPC) rating of E or above. Under current government plans, this will be raised to C or above by 2030.
South West London has a varied housing stock, including many older properties, such as stunning Victorian terraces. It is worth knowing that period properties will often have a lower energy performance rating than new properties. Therefore, if you’re selling an older property, there is a good chance it will have a lower rating unless you have completed energy efficiency improvements.
Robert Holmes & Co can arrange for a qualified assessor to produce an EPC for your south west London property in Wimbledon, Coombe or New Malden. The costs vary depending on the area and property size but usually range between £100 and £150 (excluding VAT). To check whether or not you need to update your home’s EPC, check the government’s EPC register.
Average cost: £60 – £120
When selling your Wimbledon property, you will need to hire a conveyancer. This is a solicitor who specialises in property. You can also use a registered solicitor. There are three main ways to pay your legal costs, and of course, you must ask exactly what will be included.
In general, expect to pay between £1,000 and £3,000 in conveyancing fees for selling a house, depending on how complex the transaction is and how the fees are charged. Data from HOA suggests that the average fees in London are significantly higher than the rest of the UK, reaching an average of £3,130 in 2025 for those who are buying and selling a home.
If you are buying another property at the same time as selling, you can usually save money using the same legal professional for both transactions. Robert Holmes & Co in Wimbledon can offer recommendations for conveyancers if required.
Estimated cost: £1000 – £3000
Aside from the average costs of selling your house with a conveyancer, you will need to account for these associated expenses, depending upon your property transaction…
It is also true that some people choose to do their own conveyancing, though this is rarely advisable, unless the transaction is without a mortgage and exceptionally simple.
If you are buying another property and require a mortgage to purchase it, there are two options:
Porting your mortgage is where you transfer your existing mortgage to a new property. It can be pretty straightforward to port your mortgage to a property of a similar value, and you can avoid an early repayment charge, as you are keeping the same mortgage term. Though you may need to pay valuation, arrangement, legal, and transfer fees, depending on the conditions set out by your mortgage provider
However, porting your mortgage to move into a more expensive property can be more complicated. Your existing product will only cover the value of your existing loan, and you will a new deal from your mortgage provider for the additional borrowing. On a practical level, you will have two deals on different rates, ending at different times.
Compare your existing interest rate to deals on the market now. You can pay off your existing mortgage and take out a new one if you find a good mortgage rate elsewhere, but remember to factor in a deeds release fee of £100-200, early repayment charge, and other expenses.
While you’re still within the fixed rate period on your existing mortgage, you may need to pay an early repayment charge. This is usually between 1% and 5% of the outstanding loan amount, depending on the lender and time left in the fixed period.
You may potentially pay a valuation fee of around £450, broker’s fee (though some won’t charge it), and an arrangement fee of around £1,000 for the new mortgage deal, depending on the lender.
As reported by Money Saving Expert, mortgage brokers believe mortgages are becoming slightly cheaper for many people. However, consider all the costs as well as the potential savings of the new mortgage deal you’re considering. It is a good idea to get professional advice when choosing whether to port your existing mortgage or take out a new one.
Estimated cost: £1000+ (early repayment charges and specific mortgage terms will affect the final cost)
Another cost to include in your budget is removal fees. If you have a house of furniture and valuable items to move, leaving the task to a professional, fully insured removal company makes sense. That’s especially the case if you are moving from a large three or four-bedroom family home in Wimbledon into a similar-sized property, for example.
Removal fees vary greatly depending on the service, distance, moving time and more. These can range from £420 to more than £1,800. The size of van required, the day of the week (it is more expensive at weekends and during holiday periods), and the distance you are moving will all affect the cost. If you are opting for the company to pack your goods for you, this will come at an extra cost, as will the packaging itself.
Ensure you get quotes from several companies before choosing one, ask family and friends for recommendations, and use review sites.
Estimated cost: £420 – £1,800
If the house or apartment you are selling is a second home, a property you rent out, or has been left to you in a relative’s will, then you could be liable to pay capital gains tax (CGT). For more information, read our article ‘Do you pay capital gains tax on selling your house in the UK?’.
For those who must pay, the average cost of taxes when selling a house will depend on your income tax bracket. CGT for basic rate taxpayers is currently 18% up to the band threshold (currently £37,700). The cost to higher or additional rate taxpayers is 24% on residential property.
Vendors do not pay stamp duty land tax. This is the responsibility of your buyer.
The final sum you’ll pocket from the sale of your home depends on both the sale price of the property and the expenses incurred during the selling process.
Calculating your net gain entails deducting the costs associated with the sale from the eventual sale price of your home.
Suppose your home achieves a selling price of £750,000, and the expenditures related to the sale total £15,000. With a remaining mortgage balance of £75,000 factored in, your ultimate yield would be £660,000, as an illustration.
If you are considering selling your home in Wimbledon, Wimbledon Chase or Wimbledon Park, we can provide you with a valuation and advice on how to achieve the maximum asking price in today’s market. Contact us today or book a free valuation.
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