Moving house involves far more costs than most people anticipate. This calculator gives you a full estimated cost breakdown for your UK house move, from removals and solicitor fees to surveys and stamp duty. The average UK house move costs £12,000–£14,000 for a mid-priced property when all costs are included.
| Cost Item | Typical Range | Estimated Cost |
|---|---|---|
| TOTAL |
Stamp Duty is usually the largest single cost component of a house purchase. Here are the standard rates in England from April 2025:
| Property Value | Standard Rate | First-Time Buyer Rate | Additional Property Rate |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001–£250,000 | 2% | 0% | 7% |
| £250,001–£300,000 | 5% | 0% | 10% |
| £300,001–£500,000 | 5% | 5% | 10% |
| £500,001–£925,000 | 5% | Standard rates apply | 10% |
| £925,001–£1.5m | 10% | Standard rates apply | 15% |
| Over £1.5m | 12% | Standard rates apply | 17% |
Professional removals are typically the most visible moving cost. Prices vary based on volume, distance and services required. Most removal firms offer a free survey to quote accurately. Always book well in advance as popular moving dates (particularly Fridays and end of month) fill up quickly.
Conveyancing is the legal process of transferring property ownership. Your solicitor or licensed conveyancer handles searches, contracts, enquiries and Land Registry registration. Costs include their professional fee plus disbursements (third-party costs they pay on your behalf).
A survey protects you from buying a property with hidden defects. There are three main levels:
If you are selling your current property, estate agent commission is usually your largest cost. Traditional high-street agents typically charge 1–3% plus VAT of the sale price. On a £285,000 sale at 1.5% plus VAT that is £5,130.
The average total cost of moving house in the UK for a mid-priced property is £12,000 to £14,000. This includes solicitor fees (£1,500–£3,000), removals (£800–£2,000), survey (£400–£600), stamp duty (variable), and estate agent fees if selling. Use our calculator above to get a personalised estimate based on your specific circumstances.
UK removal company costs range from £300 to £1,500 for a local move of a small property, up to £800 to £3,000 or more for a national move of a larger home. Always get at least three quotes and check whether the price includes packing materials and a packing service, which can add £200–£600 to the cost.
Conveyancing fees for buying a property in the UK typically range from £1,500 to £3,000 including VAT and disbursements (local searches, Land Registry fees, bank transfer charges). Fees are usually higher in London and for leasehold properties. If you are also selling a property, expect an additional £800 to £1,500 for the sale conveyancing.
A home survey is strongly recommended but not legally required. A Level 1 Condition Report costs around £300–£400. A Level 2 Homebuyer Survey (most common) costs £400 to £600. A Level 3 Full Structural Survey costs £600 to £1,500 and is advisable for older or unusual properties. Skipping a survey risks buying a property with defects that could cost far more to rectify.
Stamp Duty Land Tax (SDLT) is a tax paid when buying property in England and Northern Ireland. Standard rates in 2026 are 0% up to £125,000, 2% from £125,001 to £250,000 and 5% from £250,001 to £925,000. First-time buyers pay 0% on the first £300,000 of properties up to £500,000. Scotland and Wales have their own equivalent taxes with different rates.
An Energy Performance Certificate (EPC) is legally required when selling a property in the UK. The cost is typically £60 to £120. EPCs rate the energy efficiency of a property from A (most efficient) to G (least efficient) and are valid for 10 years. The seller is responsible for obtaining a valid EPC before the property is marketed.
A DIY move using a hired van can save £500 to £2,000 compared to professional removals. Van hire typically costs £80–£200 per day plus fuel and you will need helpers. For local moves of smaller properties this is very manageable. For long-distance moves or 4+ bedroom homes the time, physical effort and risk of damage to belongings often makes professional removals better value overall.