Estate agent fees calculator
Your price and your agent's quote in, the fee in pounds out, before and including VAT, and where it sits against the ranges agents' fees are published at.
On this page
The short answer
In the UK an estate agent's fee is a fixed sum or your sale price times the agreed percentage, plus 20 per cent VAT if the quote excludes it.2 The estate agent fees calculator below takes your price and quote and shows the fee in pounds both ways, and where it sits against the ranges Rightmove publishes.1
Your agent's fee
Enter your price, the fee and whether the quote includes VAT.
| Fee before VAT | |
|---|---|
| VAT at 20 per cent | |
| Fee including VAT |
Not sure which route suits you? Answer three questions.
Your fee against the page's published ranges
| Published range | On your price | Your fee |
|---|---|---|
| Sole agency, 1% to 1.8%, VAT basis not stated1 | Needs your price | |
| Multi-agency, 2.5% to 3.6%, VAT basis not stated1 | Needs your price | |
| Fixed fee, VAT basis not stated1 | £500 to £1,500 |
Your figures: the sale price, the fee, any minimum and whether your quote includes VAT. Published figures: VAT at 20 per cent2 and the ranges above1, which do not come with a stated method. The ranges are context for your quote.
How do you calculate estate agent fees?
Multiply the sale price by the agreed rate, then add a fifth if the quote says plus VAT.2 If the terms set a minimum fee higher than the result, the minimum is what you pay.
- 01 Multiply the price by the rate £320,000 at 1.5 per cent is a fee of £4,800.
- 02 Add a fifth if the quote says plus VAT VAT at 20 per cent adds £960, so the bill is £5,760.2
- 03 Check the minimum fee Where the terms set a minimum fee higher than your result, the minimum is what you pay.
Section 18 of the Estate Agents Act 1979 requires the agent to tell you, before you sign, the amount or how it is worked out, when it becomes payable, and any other charges.6 If a quote leaves any of that out, ask for it in writing before you put numbers into anything.
Get each quote turned into one sum in pounds, with VAT, at the price you expect to sell for. A percentage on its own leaves open whether VAT goes on top, and that alone can move the bill by a fifth.
Haroon Ali Author, The House Desk. Over 11 years in property and renovation Estate agent fees at common rates
At rates from 1 to 3 per cent, the fee on a sale of £200,000 to £450,000 runs from £2,000 to £13,500 before VAT. Each cell gives the fee plus VAT, with the total including VAT underneath. The rates sit inside the ranges Rightmove publishes for sole and multi-agency.1 The prices are round numbers to read across from, not averages.
| Rate | £200,000 sale | £300,000 sale | £450,000 sale |
|---|---|---|---|
| 1 per cent | £2,000 £2,400 with VAT | £3,000 £3,600 with VAT | £4,500 £5,400 with VAT |
| 1.2 per cent | £2,400 £2,880 with VAT | £3,600 £4,320 with VAT | £5,400 £6,480 with VAT |
| 1.5 per cent | £3,000 £3,600 with VAT | £4,500 £5,400 with VAT | £6,750 £8,100 with VAT |
| 1.8 per cent | £3,600 £4,320 with VAT | £5,400 £6,480 with VAT | £8,100 £9,720 with VAT |
| 3 per cent, multi-agency | £6,000 £7,200 with VAT | £9,000 £10,800 with VAT | £13,500 £16,200 with VAT |
Worked out by the same arithmetic the calculator runs. If your quote already includes VAT, the upper figure in the cell is the whole fee.
Is a fixed fee cheaper than a percentage?
A fixed fee is cheaper than a percentage once the sale price is above the fixed fee divided by the rate. It wins on a dearer home and can lose on a cheaper one. On The House Desk's arithmetic, against a 1.2 per cent fee including VAT, a £1,500 fixed fee including VAT costs less on any price above £125,000, and a £999 one above £83,250. Rightmove puts fixed fees at £500 to £1,500.1
The profiles of Purplebricks and Yopa set out what two fixed-fee agents charge and when, and online or high-street agent weighs the service behind each kind of fee.
Where the published ranges come from
The published ranges come from Rightmove, HomeOwners Alliance and TheAdvisory, read on 14 September 2026. None gives a method The House Desk could check, so the calculator shows where your fee sits against them rather than calling any of them normal.
Rightmove also puts sole agency at typically 1 to 1.8 per cent, and multi-agency at 2.5 to 3.6 per cent, without saying how these or its fixed fee range were measured or whether the ranges include VAT.1 HomeOwners Alliance runs an estate agent finder service.3 TheAdvisory's page is labelled as updated for 2026, though the survey behind it is from 2018.4
Because Rightmove does not say which VAT basis its ranges use, the calculator places your fee against them both ways, and says so when the two answers differ. How fees are structured, what they include and how to negotiate one are covered in estate agent fees explained.
What this calculator leaves out
The calculator works out the agent's fee and nothing else a sale costs.
| Left out | Where to find it |
|---|---|
| Everything else a sale costs: conveyancing, the EPC, removals and the mortgage | The cost of selling a house calculator, with each explained in the cost of selling a house, and the legal bill in solicitor fees when selling |
| Withdrawal and marketing charges | Some agents charge to withdraw, or for extras such as premium listings.5 Add them from your contract |
| Your home's value | The price is always your own figure. To set it against real sales, see sold prices near you |
| Scotland's Home Report | A seller in Scotland usually pays for one before marketing,7 and it is not part of the agent's fee |
Questions people ask about estate agent fees and this calculator
Are estate agent fees quoted with VAT?
Some are and some are not. Propertymark says quotes should include VAT, but agents still quote both ways, and a quote written plus VAT costs a fifth more than its headline figure. The calculator asks which basis your quote uses and shows the fee both ways.
Find the route that fits you
Three questions, about 30 seconds. Your answers stay in your browser.
Question 1 of 3
Your best fit
What you give up:
Why this route
Close second: Property auction.
Selling in Scotland works differently, with a Home Report and offers over a closing date. The guides note where Scottish rules differ.
Get help with your sale
Leave your details and tell us how you would like to sell.
While you wait, the guide covers what to check before you agree to anything.
Sources
(7)
Numbers in the text link to these. Each was read on the date shown. How we research