Moving House Cost Calculator
See the true cost of moving — stamp duty, solicitor fees, agent fees, removals, and every hidden expense. No surprises.
The True Cost of Moving House in the UK
Most people drastically underestimate how much it costs to move home. The property price is just the beginning — stamp duty, legal fees, agent commissions, surveys, removals, and a dozen smaller costs add up fast. On a typical £300,000 purchase, the total moving costs can reach £12,000-£18,000.
Stamp Duty Land Tax (SDLT)
From April 2025, the standard stamp duty thresholds reverted to their pre-2022 levels. You pay nothing on the first £125,000, then 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million. First-time buyers get relief: no stamp duty on the first £300,000 for properties up to £500,000.
Solicitor and Conveyancing Fees
Conveyancing typically costs £1,000-£2,000 plus VAT for the legal work, plus £300-£500 in disbursements (searches, Land Registry fees, bank transfer fees). If you are buying and selling simultaneously, you will need conveyancing for both transactions.
Estate Agent Fees
If you are selling a property, estate agent fees typically range from 0.8% to 2% of the sale price plus VAT. Online agents charge less (often a flat fee of £500-£1,000) but may offer less support. The national average is around 1.2% plus VAT.
Where Does Furniture Assembly Fit In?
Moving house often means buying new furniture — and someone has to build it. We offer professional furniture assembly across Greater Manchester with fixed prices and same-day availability. Get an instant assembly quote here.
Frequently Asked Questions
How much does it cost to move house in the UK?
The average total cost is £8,000-£15,000 for a typical property. This includes stamp duty, solicitor fees, estate agent fees, surveys, removals, and other costs. For a £300,000 property where you are also selling, total costs are typically £12,000-£18,000.
How much is stamp duty in 2026?
From April 2025: 0% on first £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1.5m, 12% above £1.5m. First-time buyers pay nothing on the first £300,000 for properties up to £500,000.
What are solicitor fees for buying a house?
Typically £1,000-£2,000 plus VAT for the legal work, plus £300-£500 in disbursements for searches, Land Registry fees, and bank transfer fees. Budget £1,500-£2,500 total including VAT.
How much do estate agents charge UK?
Between 0.8% and 2.5% of the sale price plus VAT. The national average is around 1.2-1.5%. On a £300,000 sale, that is £3,600-£4,500 plus VAT. Online agents may charge a flat fee of £500-£1,000.
Can I reduce my moving costs?
Yes. Use an online agent (saves £2,000+), do your own packing (saves £500+), compare solicitor quotes (can vary by £500+), and check if you qualify for first-time buyer stamp duty relief. The biggest single saving is usually on estate agent fees.
What hidden costs are there when moving house?
Commonly missed costs: mail redirection (£66 for 12 months), cleaning the old property (£200-£400), new locks (£100-£200), updating insurance, council tax overlap, utility reconnection fees, and buying new furniture and furnishings for the new home.