One of the first questions most homeowners ask when thinking about moving is simple but important. How much will I actually make if I sell my house?
The answer is rarely just the headline sale price. In today’s UK property market, understanding your true profit means looking at market value, costs, timing and wider economic factors. With price growth stabilising and buyers becoming more selective, knowing what to expect can help you plan your next move with confidence.
Related: How to Sell Your Home
Start with your property’s current market value
The starting point is understanding what your home is realistically worth in today’s market.
House prices across the UK have levelled out following a period of slower growth through 2025. While some areas continue to see strong demand, others are experiencing a more balanced relationship between buyers and sellers. This means accurate pricing is more important than ever.
Why asking price and the sale price not always the same
Many properties achieve close to their asking price, but not all. Buyer negotiation is more common, and survey results can influence the final figure. A professional valuation based on local sales data will give you a clearer picture than online estimates alone.
At Lovelle, our local teams assess current demand, comparable sales and buyer behaviour to help set a price that attracts interest while protecting your potential return.
Related: The Base Rate Cut and What It Could Mean for Property in 2026
Understanding the costs involved in selling
Once you have an estimated sale price, the next step is working out what will come off that figure.
Typical selling costs to consider
These may include estate agency fees, conveyancing costs, energy performance certificates and any work needed to prepare your home for sale. While these costs vary, factoring them in early helps avoid surprises later.
It is also worth remembering that homes presented well from the outset often sell faster and with fewer price negotiations, which can positively affect your outcome.
What about your mortgage and equity
If you still have a mortgage, this will play a key role in how much you make from your sale.
Calculating your equity
Equity is the difference between your sale price and the amount left on your mortgage. This is often the figure homeowners use towards their next purchase, whether that is upsizing, downsizing or relocating.
If you have owned your property for several years, even modest house price growth may mean you have built up more equity than you expect.
Related: Selling a Home with a Help to Buy Equity Loan
Timing and market conditions matter
When you sell can be just as important as how much you sell for.
The market moving into 2026 is more measured than in previous years. Buyers are active, but they are taking time to decide and are keen to feel confident in their purchase. Properties that are well priced and professionally marketed early on tend to perform better than those that require later adjustments.
Local conditions also make a difference. Demand can vary significantly from one area to another, which is why local expertise is so valuable.
How taxes may affect what you make
For most homeowners selling their main residence, Capital Gains Tax does not apply. However, if the property is a second home or a rental, tax may be due on any profit.
It is always advisable to seek professional tax advice if your situation is not straightforward, particularly as wider housing and tax reforms continue to evolve.
How Lovelle helps you maximise your return
Selling a home is about more than achieving a strong price. It is about protecting your net return, managing the process efficiently and avoiding unnecessary delays or renegotiations.
At Lovelle, we focus on realistic pricing, strong presentation and clear communication throughout the sale. By understanding buyer behaviour and local market trends, we help sellers make informed decisions that support the best possible outcome.
Getting a clear answer for your home
Every property and every homeowner’s situation is different. The most accurate way to understand how much you could make from selling your house is to combine local market knowledge with a clear breakdown of costs and equity.
If you are considering selling, your local Lovelle branch can provide a personalised valuation and talk you through what your sale could look like in today’s market, helping you plan your next step with confidence.
