Cost of Moving House in the UK 2026: Stamp Duty, Solicitors, Removals and the Hidden Extras
Moving house is one of the most expensive transactions most people will ever make — and the costs extend well beyond the deposit and mortgage. For a typical home-mover buying at the UK average house price of £285,000 (ONS, March 2026) and simultaneously selling a similarly priced property, the total cost of the move — stamp duty, legal fees, surveys, removals, estate-agent commission and incidentals — now sits at approximately £12,400.
That figure has risen sharply from the pre-2022 norm, driven by stamp-duty threshold changes, higher conveyancing fees and inflation in the removals and surveying sectors. This guide breaks down every line item so you can budget accurately — and spot where savings are possible.
The Full Moving-Cost Breakdown
The table below assumes a home-mover purchasing a £285,000 property while selling a similarly valued home. First-time buyers would pay less stamp duty; buy-to-let purchasers and second-home buyers would pay the 3% surcharge on top of standard rates.
| Cost category | Who pays | Typical cost |
|---|---|---|
| Stamp Duty Land Tax (England) | Buyer | £4,250 |
| Conveyancing solicitor (purchase) | Buyer | £1,200 |
| Conveyancing solicitor (sale) | Seller | £700 |
| Homebuyer survey (Level 2 RICS) | Buyer | £500 |
| Mortgage arrangement / valuation fee | Buyer | £300 |
| Estate-agent commission (1.2% + VAT) | Seller | £4,104 |
| Removals (3-bed house, local) | Both | £1,000 |
| Energy Performance Certificate (EPC) | Seller | £75 |
| Mail redirection (12 months) | Both | £85 |
| Miscellaneous (packing, cleaning, storage) | Both | £200 |
| Total | ~£12,414 |
Figures are mid-range estimates for England in 2026. Costs in London and the South East are typically 20–40% higher for removals, surveying and conveyancing.
Stamp Duty: The Single Largest Line Item
Stamp Duty Land Tax (SDLT) is the biggest cost for most home-movers. The standard residential rates in England and Northern Ireland, applicable from April 2025 onwards following the expiry of the temporary threshold increase, are:
| Portion of purchase price | SDLT rate |
|---|---|
| £0 – £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
On a £285,000 purchase: £0 on the first £125k, £2,500 on the next £125k, and £1,750 on the final £35k = £4,250 total.
First-time buyers pay no stamp duty on purchases up to £425,000 (with relief tapering up to £625,000). Buy-to-let purchasers and second-home buyers pay a 3% surcharge on top of the standard rates at every band — adding £8,550 to the bill on a £285,000 purchase. Scotland's Land and Buildings Transaction Tax (LBTT) and Wales's Land Transaction Tax (LTT) use different thresholds and rates, though the principles are similar.
Conveyancing: What You Get for the Fee
Conveyancing covers the legal work of transferring property ownership: searches, contract drafting, handling the mortgage lender's requirements, transferring funds and registering the change of title with HM Land Registry. A typical purchase-side conveyancing fee is £900–£1,500 for a freehold house, rising to £1,200–£2,000 for a leasehold flat (where the solicitor must also examine the lease, service-charge accounts and management-company arrangements).
Online and fixed-fee conveyancers have driven prices down at the budget end, with some offering purchase conveyancing for £500–£800. The trade-off is typically less personal contact and a more process-driven approach — fine for a straightforward freehold purchase, less ideal for a complex leasehold or a purchase involving a Help to Buy loan or shared ownership.
Estate-Agent Fees: The Seller's Biggest Cost
Estate-agent commission is the largest single cost on the selling side, and it is almost always calculated as a percentage of the achieved sale price plus VAT. The traditional high-street rate is 1.0–1.5% plus VAT, meaning £3,420–£5,130 on a £285,000 sale.
Online and hybrid agents — Purplebricks, Strike, Yopa — charge a fixed fee (typically £1,000–£2,000) regardless of the sale price, which can save thousands on higher-value properties. The trade-off is that you typically conduct your own viewings and handle more of the process yourself. Strike offers a genuinely free package (no sale-no-fee model funded by referral commissions from mortgage and conveyancing partners), though availability is not universal.
Removals, Surveys and the Bits That Add Up
Removals for a three-bedroom house moving locally (within the same town or city) typically cost £800–£1,400, depending on the volume of possessions, whether packing services are included, and the time of year. Summer weekends and month-ends command premium rates; a midweek move in January or February can be 20–30% cheaper. Long-distance moves (over 100 miles) cost £1,800–£3,500.
A RICS Home Survey Level 2 (formerly the HomeBuyer Report) costs £400–£600 for a typical house and is strongly recommended — it identifies structural issues, damp, roof condition and any major defects that a basic mortgage valuation will not catch. A Level 3 Building Survey (full structural survey) costs £600–£1,200 and is appropriate for older properties, listed buildings or any property in visibly poor condition.
The Contingency Fund
Every move uncovers costs that were not in the initial budget: a last-minute storage unit (£30–£60 per week), professional cleaning of the old property (£150–£300), new furniture or white goods for the new place, emergency repairs, or a bridging loan if completion dates do not align. A contingency of £1,000–£2,000 — on top of the itemised costs above — is realistic and prevents a stressful process from becoming a financially damaging one.
The cost of moving house is high, but it is not a mystery. Understanding the breakdown — and treating estate-agent fees, conveyancing quotes and removal dates as negotiable rather than fixed — can save £2,000–£5,000 on a typical move.