House selling guide

The Real Cost of Selling a House in Scotland

Selling a house on the open market in Scotland typically costs between 2 and 4 per cent of the sale price once estate agent commission, the Home Report, conveyancing, registration dues and marketing are added together. On a £200,000 sale that is commonly £4,000 to £8,000. Selling directly to a cash buyer removes agent and Home Report costs entirely.

Written for sellers in Scotland

A calculator, coins and paperwork on a kitchen table

The headline price is not what lands in your account. Between the agent, the surveyor, the solicitor and the lender there is a stack of costs that only becomes visible on the settlement statement.

Here is what each one is, roughly what it costs, and which of them you can avoid.

What selling actually costs in Scotland

Selling costs fall into three groups: fees you pay whatever happens, fees that depend on a sale completing, and the quiet costs of owning a property you are trying to leave.

The first group is the one that catches people out, because it is payable even if the house never sells.

Payable regardless: Home Report, marketing, some agent withdrawal fees
Payable on completion: agent commission, conveyancing, registration dues
Ongoing while unsold: mortgage, council tax, insurance, heating, maintenance

Worked example on a £200,000 sale

Cost	Typical amount
Agent commission at 1.5 per cent plus VAT	£3,600
Home Report	£550
Marketing and photography	£300
Conveyancing plus outlays	£1,200
Four months of carrying costs	£3,200
Total	Around £8,850

Step by step

1
Estate agent commission
Usually 1 to 2 per cent plus VAT of the sale price, sometimes with a fixed minimum. Ask whether the fee is payable if you withdraw.
2
Home Report
Around £350 to £800 plus VAT, paid up front and non refundable whether or not the property sells.
3
Marketing and portal fees
Photography, floor plans and portal listings may be bundled or charged separately, commonly £200 to £600.
4
Conveyancing
Solicitor fees for a sale typically run £700 to £1,500 plus VAT, plus outlays for searches and registration dues.
5
Mortgage redemption and early repayment charges
Check your redemption statement. Fixed rate deals often carry an early repayment charge of 1 to 5 per cent of the outstanding balance.
6
Carrying costs while you wait
Mortgage payments, council tax, insurance, heating and maintenance continue for every month the property is unsold. On an empty home these add up fast.

Costs you can avoid entirely

Some costs are unavoidable when you market a property publicly. Others disappear completely on a direct sale, which is why the net comparison matters more than the headline price.

No estate agent commission
No Home Report or marketing spend
Standard legal costs on the purchase covered by us
No repair bill, because the property is bought as seen
Carrying costs stop at a date you choose

Costs to confirm before you commit

Get these figures in writing so you can work out your genuine net proceeds.

Agent commission percentage, VAT and whether a withdrawal fee applies
Whether the Home Report is included in the agent quote or billed separately
Solicitor fee estimate including outlays and registration dues
Mortgage redemption statement including any early repayment charge
Any factoring arrears, common repair or council notices to be settled
Repairs a buyer's survey is likely to force you to price for
Monthly carrying cost of the property while it sits on the market
Capital gains position if the property is not your main residence

Frequently asked questions

Do I pay estate agent fees if the sale falls through?

It depends on the contract. Some agents charge on conclusion of missives, others on completion, and a few charge a withdrawal fee. Read the terms before signing.

Who pays the LBTT?

Land and Buildings Transaction Tax is paid by the buyer, not the seller.

What does it cost to sell to a cash buyer?

Nothing on our side. There is no agent commission, no Home Report and we cover the standard legal costs on the purchase.

Is a lower cash offer still worse after fees?

Not always. Work out the net figure after commission, Home Report, legal fees, repairs and several months of carrying costs, then compare like with like.