What Are the Real Costs of Selling Your Home Through an Estate Agent?
Selling your house through a traditional estate agent sounds simple on paper. You list the property, they find a buyer, and the sale completes. But in reality, the true costs of selling on the open market can add up fast — and many sellers aren’t fully aware of how much they’re losing along the way.
In this guide, we’ll break down all the hidden and not-so-hidden costs that come with using an estate agent, and why many Liverpool homeowners are now looking for alternatives like professional cash buyers.
1️⃣ Estate Agent Fees
This is the most obvious cost, but also one that most sellers underestimate. The typical estate agent fee in Liverpool ranges from 1% to 2% of your property’s final sale price, plus VAT.
For example:
- Sale price: £200,000
- Agent fee at 1.5%: £3,000 + VAT (£3,600 total)
That’s £3,600 immediately gone before you even pay legal fees or deal with any other costs.
2️⃣ Solicitor / Conveyancing Fees
You’ll also need to hire a solicitor to handle the legal side of your sale. Typical solicitor fees for a straightforward property sale range from £800 to £1,500 — sometimes more if complications arise (e.g. leaseholds, title issues, or shared ownership).
3️⃣ EPC Certificate
In the UK, you legally need an Energy Performance Certificate (EPC) to sell your property. This usually costs between £60 and £120 depending on your property and provider.
4️⃣ Repairs, Decorating & Staging Costs
Many estate agents will advise you to carry out minor repairs, redecorate tired areas, and even stage your property for viewings to maximise buyer appeal.
These costs can easily reach:
- Minor repairs: £500 - £2,000
- Decorating: £1,000 - £3,000
- Staging: £500 - £1,000 (if using professionals)
For older or problem properties, these numbers can spiral even higher.
5️⃣ Mortgage Payments While Waiting
The average time it takes to sell a house on the open market is around 4-6 months (and sometimes longer if chains collapse or buyers pull out).
During this time, you’re still paying:
- Mortgage payments
- Utility bills
- Council tax
- Insurance
- Ongoing maintenance costs
For many sellers, this "holding cost" can easily run into thousands of pounds while you wait for your buyer to finally complete.
6️⃣ Price Negotiations & Reductions
Even once you find a buyer, surveys and mortgage valuations often lead to:
- Renegotiations
- Price reductions
- Last-minute issues
Many sellers end up accepting lower offers just to keep the deal alive — losing even more value in the process.
7️⃣ Fall-Through Risk (and Its Cost)
One of the biggest financial risks of selling on the open market is when the sale falls through entirely. This can happen due to:
- Buyer mortgage failure
- Chains collapsing
- Survey issues
- Cold feet
When this happens, you’re back to square one — and may need to pay new marketing costs, solicitor fees, and continue carrying mortgage & bills while starting again.
According to recent data, nearly 1 in 3 property sales fall through before completion.
The Bottom Line: The True Cost of Open Market Sales
Let’s do a simple example for a £200,000 Liverpool property:
- Estate Agent Fees: £3,600
- Solicitor Fees: £1,200
- Repairs & Decorating: £2,500
- Holding Costs (6 months): £3,000
- Price Reduction After Survey: £5,000
💣 Total Costs: £15,300
Suddenly, that £200,000 sale leaves you walking away with far less than expected — and you’ve absorbed months of stress, risk, and hassle in the process.
The Alternative: Cash Buyers Offer Certainty, Simplicity & Speed
✅ No fees ✅ No repairs ✅ No holding costs ✅ No price renegotiations ✅ No fall-through risk ✅ Fast completion within 7-14 days
While a cash offer may be slightly lower than full open market asking price, when you factor in all these hidden costs — many sellers actually net a similar amount at the end, but with zero stress and complete certainty.
Is a Cash Sale Right For You?
If you want to:
- Sell quickly
- Avoid fees
- Minimise risk
- Eliminate viewings
- Have total peace of mind
👉 Then a cash sale with EasyCashBuyers may be the smartest financial move you make.
We’re here to help — no pressure, no obligation.