# Cost of Moving House in the UK 2026: Stamp Duty, Solicitors, Removals and the Hidden Extras > Moving house in the UK now costs an average of £12,400 when you add stamp duty, legal fees, surveys, removals and estate-agent commission. Here is every line item, with 2026 figures. *Section: Personal Finance — By Rachel Stone (Personal Finance Editor) — Published June 20, 2026 — 4 min read* Canonical URL: https://dailyjunction.org/business-finance/cost-of-moving-house-uk-2026 Tags: moving house, stamp duty, conveyancing, removals, estate agent fees, personal finance, UK property, cost of living ## Key takeaways - The average cost of buying and selling a £285,000 home in England in 2026 is approximately £12,400, with stamp duty alone accounting for £4,250 of that total for a home-mover purchasing at the average price. - Conveyancing solicitors charge between £900 and £2,000 depending on the property value and complexity, while estate-agent commission — paid by the seller — typically runs at 1.0–1.5% plus VAT. - The temporary stamp-duty threshold increase that took effect in 2025 has now expired for home-movers, meaning standard rates apply: 0% on the first £125,000, 2% on £125,001–£250,000, and 5% on £250,001–£925,000. # 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. ## Frequently asked questions ### How much stamp duty will I pay when moving house in 2026? Home-movers in England and Northern Ireland pay the standard residential rates on the portion of the purchase price above £125,000. On a £285,000 purchase, stamp duty is £4,250: zero on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the final £35,000 (£1,750). First-time buyers benefit from relief up to £425,000 and do not pay this. Scotland (LBTT) and Wales (LTT) have separate systems with different thresholds. ### What are the biggest costs when selling a house? Estate-agent commission is the largest selling cost, typically 1.0–1.5% plus VAT of the sale price — so £3,420–£5,130 on a £285,000 sale. Conveyancing for the sale side adds £500–£800. If you have an outstanding mortgage with an early-repayment charge, that can be substantial — check your mortgage terms before listing. ### Can I reduce moving costs? Yes. Negotiating estate-agent fees — many agents will accept 0.75–1.0% in a competitive local market — can save hundreds. Using an online or fixed-fee conveyancer rather than a traditional high-street solicitor can cut legal costs to £500–£800. Booking removals midweek and outside summer peak season reduces the quote, and doing your own packing saves £200–£400. ## Sources - [GOV.UK: Stamp Duty Land Tax Rates](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates) - [MoneyHelper: Costs of Buying a Home](https://www.moneyhelper.org.uk/en/homes/buying-a-home/costs-of-buying-a-home) - [Which?: Conveyancing Fees Compared](https://www.which.co.uk/money/mortgages-and-property/conveyancing/conveyancing-fees-compared) --- Daily Junction — https://dailyjunction.org/business-finance/cost-of-moving-house-uk-2026