House sale proceeds calculator

Work out what a sale could contribute to your move

The house sale proceeds calculator estimates the money left after paying the debts and selling costs you enter. It is useful when planning the deposit for another purchase, deciding how much moving cash may be available or comparing the effect of different sale prices. The result is an estimate of net proceeds, not a valuation or the final solicitor’s completion statement.

Begin with an agreed sale price when there is one. If you are still marketing the property, make it clear to yourself that the price is an assumption. A small change in sale price changes proceeds directly, while mortgage interest, fees and other adjustments may also change as the completion date moves.

How the calculation is worked out

The tool adds the mortgage redemption amount, estate agent fee, legal and disbursement costs, other secured debts and other selling costs. It subtracts that total from the expected sale price. No commission percentage or assumed solicitor charge is silently inserted; every cost comes from the amount you enter.

A redemption figure can differ from a balance shown in an online mortgage account. Use the lender’s figure for the relevant completion date where available, and establish whether it already includes interest or an early repayment charge. Do not add the same charge again under other costs. Likewise, enter the estate agent’s complete amount including applicable VAT, rather than confusing a quoted percentage with a pound figure.

If the subtraction produces a negative result, the tool shows a funding shortfall. A positive result is labelled expected until you mark the proceeds as received. The calculator does not verify a bank payment, discharge a mortgage or decide the timing of money moving through a linked purchase.

Worked example: a £300,000 sale

Suppose a hypothetical sale price is £300,000. The mortgage redemption figure is £180,000, the agent’s total fee is £4,500, legal and disbursement costs are £1,800, another secured debt is £5,000 and other selling costs total £700.

The deductions add to £192,000. Subtracting that from the price leaves expected net proceeds of £108,000. If the proceeds have not arrived, that remains expected funding rather than money already available. Reducing the assumed sale price to £295,000, with every other input unchanged, reduces the result to £103,000.

These amounts are invented to demonstrate the arithmetic. They are not typical estate agent or conveyancing quotes. Ask your providers for the charges that apply to the property, transaction and contract you actually have.

Costs and timing that need particular attention

Check whether your quotes include VAT, transfers, searches or sale-related leasehold information. Note whether an agent fee or marketing charge is payable even if the sale does not complete. A separate temporary accommodation bill might belong in the main moving budget rather than the solicitor’s deductions, but it still affects what cash remains available overall.

The tool does not infer a Capital Gains Tax liability. Circumstances such as use of the property can matter; HMRC’s tax-on-selling-your-home guidance explains Private Residence Relief and links to other situations. Obtain the relevant calculation rather than assuming the proceeds result is automatically tax-free.

Connect the estimate to the moving budget, but add an availability date when funding is genuinely confirmed. A cost due before completion cannot safely be funded by money expected afterwards. Use the property chain planner to keep the sale milestone and the onward purchase dependencies visible.

Before relying on the amount for another purchase, reconcile it with the latest redemption statement and your conveyancer’s statement of funds. If an entered cost changes, update the calculation and replace the earlier budget estimate instead of creating a second copy of the same proceeds.

How to use this tool

1. Gather current figures. Use the expected sale price, a relevant redemption amount and written fees. Check what is already included so interest, VAT or early repayment charges are not duplicated.

1. Enter all deductions. Add agent costs, legal costs, other secured debts and any separate selling charges. Put genuine zeroes in fields that do not apply rather than leaving known costs out.

1. Review cash availability. Treat a positive result as expected until funds are actually available. Reconcile the estimate with the completion statement and update the move budget when the amount or timing changes.

Frequently asked questions

Is my mortgage balance enough for the redemption field?

It may not include everything required to repay the loan on completion. Request the relevant redemption figure and check included interest and charges with the lender or conveyancer.

What happens if the result is negative?

It represents an entered funding shortfall: the sale price does not cover the deductions supplied. Check the figures and discuss how the shortfall would be resolved before relying on the sale.

Does the calculator work out tax on the sale?

No. It subtracts the amounts you provide and does not assess reliefs or tax liability. Use the appropriate official guidance and obtain an actual tax calculation where relevant.