Property

Moving House Costs UK — Complete Breakdown Guide

Full breakdown of moving house costs in the UK. From estate agent fees to removal companies, what to budget for when buying or renting a new home.

· 4 min read

Moving house involves many costs beyond the property itself. Here’s what to budget for.

Costs When Buying a House

Overview of Buying Costs

Cost Typical Range
Stamp duty £0-£150,000+
Solicitor/conveyancer £1,000-£2,000
Survey £300-£700
Mortgage fees £0-£2,000
Removal £500-£2,000
Other £500-£1,500

Total Buying Costs by House Price

House Price Approximate Total Costs
£200,000 £3,000-£6,000
£300,000 £6,000-£12,000
£400,000 £10,000-£18,000
£500,000 £15,000-£25,000

Assumes not first-time buyer. FTBs pay less in stamp duty.

Stamp Duty

Standard Rates (2026)

Property Price Rate
Up to £250,000 0%
£250,001-£925,000 5%
£925,001-£1.5m 10%
Above £1.5m 12%

First-Time Buyer Relief

FTB Threshold Details
Up to £425,000 No stamp duty
£425,001-£625,000 5% on portion above £425k
Above £625,000 No relief available

Second Home Surcharge

Situation Additional
Second property +3% on entire price
Buy-to-let +3% on entire price
Replacing main home No surcharge

Stamp Duty Examples

Price Standard First-Time Buyer
£300,000 £2,500 £0
£400,000 £7,500 £0
£500,000 £12,500 £3,750
£600,000 £17,500 £8,750

Solicitor/Conveyancer Costs

Component Typical Cost
Basic fee £800-£1,500
VAT (20%) Add to above
Searches £250-£400
Land Registry £100-£500
Bank transfer fee £25-£50
Total £1,200-£2,500

Conveyancer vs Solicitor

Type Pros Cons
Licensed conveyancer Specialist, often cheaper Less broad expertise
Solicitor Can handle complex issues May be more expensive
Online conveyancer Usually cheapest Less personal service

What Searches Cost

Search Cost
Local authority £100-£250
Environmental £30-£50
Water/drainage £30-£60
Chancel repair £15-£25
Additional searches Varies

Survey Costs

Types of Survey

Survey Type Cost Best For
Mortgage valuation £0-£300 Lender requirement
Condition report £300-£400 New builds, good condition
HomeBuyer report £400-£600 Standard properties
Full building survey £600-£1,500 Older/unusual properties

When to Choose What

Property Recommended Survey
New build Condition report + snagging
Modern (post-1980) HomeBuyer report
Older (pre-1930) Full building survey
Unusual construction Full building survey
Listed building Full building survey

Mortgage Costs

Mortgage Fees

Fee Typical Amount
Arrangement fee £0-£2,000
Booking fee £0-£250
Valuation fee £0-£500
Mortgage broker £0-£500 (or % of loan)

Fee vs Rate Decision

Option When Better
No-fee mortgage Smaller loans, moving soon
Fee for lower rate Larger loans, staying long term

Removal Costs

Removal Company Options

Service Typical Cost
Full service (local) £500-£1,500
Full service (long distance) £1,000-£3,000
Packing included Add £200-£500
Disassembly/reassembly Add £100-£300

DIY Options

Method Cost
Van hire £50-£150/day
Man and van £50-£80/hour
Borrow/hire trailer £20-£50/day

Factors Affecting Cost

Factor Impact
Volume of items Main factor
Distance Longer = more
Floor/lift access Stairs add cost
Day of week Weekends often more
Time of year Summer busier/pricier
Packing needed Adds significantly

Getting Quotes

Tip Why
Get 3+ quotes Compare fairly
Home survey More accurate than phone
Book early Better availability/price
Check insurance What’s covered?
Read reviews Quality matters

Other Buying Costs

Often Forgotten

Cost Amount
Redirecting post £40-£100
Cleaning £100-£300
New locks £100-£200
Utility connections Usually free
Council tax lag Up to 1 month overlap
Contents insurance £100-£300/year

Setting Up Home

Item Budget
Furniture Varies enormously
Curtains/blinds £200-£1,000
Appliances £500-£2,000
DIY supplies £100-£500
Garden equipment £100-£300

Costs When Renting

Tenant Fees (What You Can Be Charged)

Allowed Charge Maximum
Deposit 5 weeks’ rent
Rent in advance Usually 1 month
Default fee (late rent) Capped
Lost key replacement Reasonable cost

Banned Fees

Landlords Cannot Charge
Admin fees
Credit check fees
Viewing fees
Inventory fees
Checkout fees
References

Example Renting Costs

Monthly Rent Deposit (5 weeks) First Month Total Upfront
£800 £923 £800 £1,723
£1,000 £1,154 £1,000 £2,154
£1,200 £1,385 £1,200 £2,585
£1,500 £1,731 £1,500 £3,231

Deposit Protection

Scheme Your Rights
DPS Free scheme
My Deposits Insured scheme
TDS Either option
All Must be protected in 30 days

Costs When Selling

Selling Fees

Cost Typical Amount
Estate agent 1-3% of sale price
Online agent £500-£1,500 flat fee
EPC certificate £50-£100
Solicitor £800-£1,500

Estate Agent Fee Examples

House Price 1% Fee 1.5% Fee 2% Fee
£250,000 £2,500 £3,750 £5,000
£350,000 £3,500 £5,250 £7,000
£500,000 £5,000 £7,500 £10,000

Plus VAT

Summary: Moving Costs Checklists

Buyer Checklist

Cost Budget Actual
Stamp duty £_____ £_____
Solicitor fees £_____ £_____
Survey £_____ £_____
Mortgage fees £_____ £_____
Removal £_____ £_____
Post redirect £_____ £_____
New locks £_____ £_____
Cleaning £_____ £_____
Total £_____ £_____

Renter Checklist

Cost Budget Actual
Deposit (5 weeks max) £_____ £_____
Rent in advance £_____ £_____
Removal costs £_____ £_____
Post redirect £_____ £_____
Total £_____ £_____

Money-Saving Tips

Tip Potential Saving
First-time buyer? Check SDLT relief Thousands
Compare conveyancing quotes £200-£500
Get multiple removal quotes £200-£400
Move mid-week/month 10-20%
Declutter before moving Smaller van needed
Pack yourself £200-£500

Budget 10-15% more than estimates for unexpected costs. Moving house always costs more than you think, but planning ahead reduces surprises.