Moving home is a big life transition, and one of the first questions most sellers ask is simple: what will it actually cost?
Having helped clients across Clackmannanshire, I know it’s not just about the sale price. It’s about what’s left once the fees are paid and the keys are handed over.
In this guide, I’m breaking down the main costs involved in selling a house in Scotland in 2026, so you can plan ahead with confidence.
The Scottish Difference: The Home Report
In Scotland, the biggest upfront cost is usually the Home Report.
You need one before your property can be marketed. It includes a Single Survey, an Energy Performance Certificate (EPC), and a Property Questionnaire.
What does it cost?
For many local homes, expect to pay around £420 to £720, although larger or higher-value properties can cost £1,000+.
While it feels like a significant upfront expense, a good Home Report is actually your best friend. It provides buyers with the confidence to bid, often leading to those “Offers Over” scenarios we love to see in Clackmannanshire.
Estate Agency Fees
Estate agency fees in 2026 usually fall into two categories:
- Percentage-based: often 1% to 1.5% + VAT of the final sale price
- Fixed-fee: a set amount agreed in advance
For example, on a home selling at £250,000, a 1% fee would be £2,500 + VAT.
Cheapest isn’t always best. Strong marketing, negotiation, and local knowledge can make a real difference to both the result and the overall stress level of your move.
Legal Fees (Conveyancing)
You’ll also need a solicitor to handle the legal work, including the transfer of ownership, mortgage discharge and missives.
For a standard sale in Scotland, legal fees are often £600 to £1,200, with additional outlays such as Land Register searches typically adding £150 to £300.
For many sellers, budgeting around £1,000 is a sensible starting point.
Other Costs to Factor In
A few extra costs are easy to overlook:
- Removals: around £600 to £1,500 for a typical 3-bedroom move, or less if you hire a van yourself
- Staging and minor repairs: often £200 to £500 for paint, decluttering, or small touch-ups
- Mortgage exit fees: if you’re still in a fixed deal, your lender may charge an Early Repayment Charge
These aren’t universal, but they can affect your final budget.
A Real-World Example: Selling in Tillicoultry
For a typical family home in Tillicoultry priced at £200,000, your costs might look like this:
| Item | Estimated Cost |
|---|---|
| Home Report | £510 (incl VAT) |
| Estate Agent Fee (at 1% + VAT) | £2,400 |
| Solicitor Fees & Outlays | £950 |
| Professional Removals | £800 |
| Total Estimated Cost | £4,600 |
That means many sellers should budget roughly £4,500 to £5,000 overall.
Why the Right Support Matters
Selling a home isn’t just about paperwork and costs. It’s a big move, and the right support can make the process feel much more manageable.
My aim is always to keep things clear, proactive and low-stress from the first conversation through to handing over the keys.
If you’re wondering what your home could achieve in today’s market, I’d be happy to give you an honest, no-obligation valuation.
Feel free to reach out via my profile or drop me a message.
Claire Hodgson - Clackmannanshire Estate Agent 
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