Buying and Selling Property UK 2026 — The Complete Process GuideMoving 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.
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 |
Legal Fees
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.
aliases:
- /mortgages/buying-selling/moving-house-costs-guide/
Your home may be repossessed if you do not keep up repayments on your mortgage. PocketWise provides information and guidance — we do not offer financial advice. Seek independent mortgage advice before making decisions about borrowing.
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