Cost of Moving House UK
The total cost of moving house in the UK averages £8,000–£12,000 for a typical £300,000 property. This includes solicitor fees (£1,000–£1,800), estate agent fees (£3,000–£6,000 if selling), stamp duty (varies), removals (£700–£1,500) and various other costs.
Total Moving Cost = Stamp Duty + Solicitor Fees + Estate Agent Fees + Removal Costs + Searches + Land Registry + Mortgage Fees + EPC + Misc
Moving house is one of the most expensive things you’ll do in your lifetime, yet most people underestimate the true cost. Beyond the purchase price, there are dozens of fees, charges and expenses that can add thousands of pounds to your moving bill.
This comprehensive guide breaks down every cost involved in moving house in the UK in 2026, whether you’re buying, selling or doing both simultaneously. Use our calculator to get a personalised estimate based on your specific circumstances.
What This Means
Your total cost of moving house includes all the major expenses associated with selling your current property and purchasing a new one. The largest single cost for most movers is stamp duty (if buying above the threshold), followed by estate agent fees (if selling). Remember that many of these costs are payable at different stages of the process, so you won’t need the full amount upfront.
Complete Cost Breakdown for Moving House (2026)
Here is every cost you may encounter when moving house in the UK, based on a typical £300,000 property purchase:
| Cost Category | Typical Range | When Payable | Applies To |
|---|---|---|---|
| Stamp Duty (SDLT) | £2,500–£5,000 | Within 14 days of completion | Buyers |
| Solicitor/Conveyancer Fees | £1,000–£1,800 | On completion | Buyers & Sellers |
| Estate Agent Fees | £3,000–£6,000 | On completion | Sellers |
| Removal Costs | £700–£1,500 | Moving day | Both |
| Property Searches | £250–£450 | During conveyancing | Buyers |
| Land Registry Fee | £100–£300 | On completion | Buyers |
| Survey/Valuation | £250–£700 | After offer accepted | Buyers |
| Mortgage Arrangement Fee | £500–£2,000 | On mortgage completion | Buyers |
| EPC Certificate | £60–£120 | Before marketing | Sellers |
| Mortgage Exit Fee | £50–£300 | On completion | Sellers |
| Early Repayment Charge | 1–5% of balance | On completion | Sellers (if applicable) |
Costs of Buying a House
When buying a property in the UK, the following costs apply in addition to the purchase price:
- Stamp Duty Land Tax (SDLT): The biggest additional cost for most buyers. In England and Northern Ireland, you pay 0% on the first £250,000, then 5% on £250,001–£925,000 and 10% on £925,001–£1.5m. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) with different thresholds.
- Conveyancing: Your solicitor or conveyancer handles the legal transfer of ownership. Fees typically range from £1,000–£1,800 including VAT and disbursements.
- Property searches: Local authority, environmental, water and drainage searches cost £250–£450 in total.
- Survey: A HomeBuyer Report costs £400–£600 and a full building survey costs £500–£700 depending on property size and location.
- Mortgage fees: Arrangement fees (£500–£2,000), valuation fees (£150–£300, often free with certain deals) and broker fees (£300–£500 if using a broker).
- Land Registry: Registering your ownership costs £100–£300 depending on the property value (reduced fee if done electronically).
Costs of Selling a House
Sellers face their own set of costs, with estate agent fees being the largest:
- Estate agent fees: High street agents charge 1–2% + VAT of the sale price (£3,600–£7,200 on a £300,000 sale). Online agents offer fixed fees from £699–£1,999.
- Conveyancing: Seller conveyancing is slightly cheaper than buyer conveyancing, typically £800–£1,400.
- EPC certificate: An Energy Performance Certificate is legally required and costs £60–£120.
- Mortgage exit fees: Your lender may charge £50–£300 to close your mortgage account.
- Early repayment charges: If you’re still in a fixed-rate or discount period, you may owe 1–5% of the outstanding balance.
- Home improvements: Many sellers spend £500–£3,000 on pre-sale improvements to maximise the sale price.
Total Moving Costs by Property Value
To help you budget, here are estimated total moving costs at different property values (buying and selling simultaneously):
| Property Value | Stamp Duty | Agent Fees (1.2%+VAT) | Conveyancing (Both) | Removals | Other Costs | Total Estimate |
|---|---|---|---|---|---|---|
| £200,000 | £0 | £2,880 | £1,800 | £600 | £1,200 | £6,480 |
| £300,000 | £2,500 | £4,320 | £2,200 | £900 | £1,400 | £11,320 |
| £400,000 | £7,500 | £5,760 | £2,500 | £1,100 | £1,600 | £18,460 |
| £500,000 | £12,500 | £7,200 | £2,800 | £1,300 | £1,800 | £25,600 |
| £750,000 | £25,000 | £10,800 | £3,200 | £1,600 | £2,200 | £42,800 |
These estimates assume a simultaneous sale and purchase with a high street estate agent at 1.2% + VAT. Using an online agent could reduce the agent fees by £2,000–£5,000.