How Much Do Traditional Estate Agents Really Charge in 2026? (Hidden Fees Exposed)
The True Cost of Selling on the High Street
When you invite an estate agent to value your home, they will typically quote a fee of between 1% and 3%. On paper, a 1.5% fee on a £400,000 house is £6,000. But that is rarely the final bill.
Expert Insight: The VAT Trap
Always ask if the quoted fee includes VAT. A 1.5% fee plus 20% VAT is actually 1.8%. That £6,000 bill just became £7,200.
Beyond the headline commission, many agents add extra charges for essential services:
- Marketing Packages: Some agents charge upfront fees (£200 - £500) for "premium" photography, floorplans, and featured portal listings.
- EPC Markups: You legally need an Energy Performance Certificate. An agent might charge £120 to arrange it. You can book an independent assessor yourself for £60.
- Conveyancing Kickbacks: If you use the solicitor recommended by the agent, the agent often receives a referral fee (sometimes £200+), which is ultimately built into the price you pay.
The Direct Alternative
| Cost Component | Traditional Agent | My Savvi Home |
|---|---|---|
| Standard Commission | 1.5% + VAT | £0 |
| Marketing Extras | Often £250+ | Included in subscription |
| Total on £400k Sale | £7,450+ | Under £1000 |