Cost of Moving House Calculator
Last updated: April 2026
Moving house is one of the most expensive things you'll do. Beyond the property price, buyers face stamp duty, solicitor fees, surveys, and removal costs — easily £15,000–£30,000 or more.
What's changed for home buyers in 2026
- • Stamp duty threshold reverted: First-time buyer relief now covers the first £300,000 (down from the temporary £425,000). Relief tapers to £500,000 (previously £625,000).
- • Mortgage rates: Average 2-year fixed rates remain in the 4–5% range, keeping borrowing costs elevated compared to pre-2022 levels.
- • Conveyancing costs: Solicitor fees have edged up 5–10% due to regulatory changes and rising compliance requirements.
Read more
A common mistake is budgeting only for the obvious costs. Many movers forget about EPC certificates, searches, land registry fees, or temporary accommodation if completion dates don't align.
Understanding the full cost of moving helps you budget accurately. Enter your property details below to see a comprehensive breakdown of what moving house will actually cost.
Property Details
Buying Costs
Calculated: £0 (England/NI 2026 rates)
Selling Costs
Estimated: £0 (inc. VAT)
Moving Costs
Total Moving Costs
Total Cost of Moving
£0
0.0% of purchase price
Buying Costs
£0
Selling Costs
£0
Moving Costs
£0
Not Included
- • Furniture and appliances for new property
- • Redecorating or renovation costs
- • Council tax and utility setup fees
- • Mail redirection service (~£40–£70)
Ways to Reduce Your Moving Costs
Get at least 3 removal quotes
Prices vary significantly between companies. Mid-week and mid-month moves are often 20–30% cheaper than weekends or month-ends.
Shop around for conveyancing
Online comparison sites let you compare solicitor fees instantly. Fixed-fee conveyancers remove the risk of escalating costs and can save £300–£500.
Negotiate estate agent fees
Most agents will reduce their commission if asked — especially in slower markets. Even a 0.25% reduction on a £350,000 sale saves £1,050 including VAT.
Time your move carefully
Aligning completion dates avoids expensive temporary accommodation and storage. January–March is typically quieter and cheaper for services.
Choose a fee-free mortgage deal
Some lenders offer no arrangement fee with a slightly higher rate. On shorter fixed terms, this often works out cheaper overall.
Understanding Moving Costs
Moving house is one of life's most expensive events, yet most people underestimate the total cost. Research suggests the average UK house move costs £10,000–£15,000 — and that's before you buy any furniture for your new home.
Why Moving Costs Exceed Expectations
Most people focus on the deposit and mortgage, forgetting the fees that add up:
- Stamp Duty: Often the largest single cost — up to £5,000 on a £350,000 property for a standard buyer
- Estate agent fees: 1–2% of sale price plus VAT adds thousands
- Double conveyancing: You pay for buying AND selling solicitors
- Survey surprises: A building survey may reveal issues requiring negotiation
- Chain delays: May require temporary accommodation or storage
Unavoidable vs Optional Costs
Unavoidable (if buying):
- Stamp Duty (unless under threshold or first-time buyer relief)
- Conveyancing/legal fees
- Lender's mortgage valuation
- Land Registry fee (£40–£910 depending on price)
Optional but recommended:
- Independent survey (protects against hidden defects)
- Professional removal company (vs DIY)
- Buildings insurance from exchange (often required by lender)
Timing Risks
Property chains can collapse at any point, potentially wasting thousands in fees. Consider:
- Chain-free buyers are more attractive to sellers
- Lock-out agreements can protect against gazumping
- Exchange delays may require extending your mortgage offer
- Completion delays can mean hotel stays or storage costs
Frequently Asked Questions
Related Calculators
Some links on this page (including Safestore) are affiliate links. If you click through and sign up or make a purchase, we may earn a small commission at no extra cost to you. This helps support the site and keep our calculators free. We only link to providers we'd genuinely consider using. Read our full affiliate disclosure.
What's Next?
Not sure which calculators you need?
Answer 7 quick questions and we'll show you exactly which UK costs apply to your situation. Takes under 60 seconds.