Costs for Buyers
As a buyer, your costs include: stamp duty (£0–£15,000+ depending on price and buyer type), solicitor/conveyancing fees (£1,000–£2,000 plus disbursements), property survey (£400–£1,500), mortgage arrangement fee (£0–£2,000), and Land Registry registration (£100–£300).
Don't forget the costs that come after completion: buildings insurance (required from exchange), council tax from day one, utility reconnection or setup fees, and the inevitable settling-in expenses — curtains, appliances, and minor repairs that previous owners didn't bother with.
Costs for Sellers
Sellers face their own set of costs: estate agent fees (typically 1–1.5% + VAT of the sale price — so £3,000–£7,500 on a £300,000 property), solicitor fees for the sale side (£500–£1,500), an EPC certificate if expired (£60–£120), and potentially an early mortgage repayment charge if leaving a fixed-rate deal early.
Estate agent fees are the biggest single cost for sellers and are negotiable. Online-only agents charge less (£500–£1,500 fixed fee) but offer less service. Traditional high-street agents charge a percentage but handle viewings, negotiations, and the chain. Get quotes from at least three agents before instructing.
| Seller cost | Typical range | Notes |
|---|---|---|
| Estate agent fee | 1–1.5% + VAT | £3,000–£7,500 on £300k; negotiable |
| Solicitor (sale side) | £500–£1,500 | Simpler than buying side |
| EPC certificate | £60–£120 | Valid for 10 years; may already have one |
| Mortgage early repayment | 0–5% of balance | Check your mortgage terms |
| Removal costs | £500–£1,500 | Depends on distance and volume |
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A professional removal company for a 3-bed house typically costs £500–£1,500 depending on distance and volume. London moves and long-distance relocations are at the higher end. Most companies offer packing services (add £200–£400) and insurance for items in transit.
DIY moves with a hired van (£100–£300/day) save money but take more time and carry more risk of damage. For short local moves with minimal furniture, a van and willing friends can work. For larger or longer moves, professional movers are usually worth the cost — especially for fragile or valuable items.
The Total Bill: Selling and Buying Simultaneously
If you're selling one property and buying another, you face costs on both sides. For a typical scenario — selling at £300,000 and buying at £350,000 — the combined costs might be: estate agent fees (£4,500), two sets of solicitor fees (£3,000), stamp duty on the purchase (£7,500 for a home mover), survey (£600), mortgage fee (£1,000), removals (£800), and settling-in costs (£2,000). Total: approximately £19,400.
This is why moving house is sometimes called the most expensive thing after buying the house itself. Budget carefully and use our moving cost calculator for a personalised estimate based on your specific situation.
Frequently Asked Questions About Moving House Costs
How much does it cost to move house in the UK in 2026? A typical UK home move costs £10,000 to £30,000 in addition to the property price, including stamp duty (where applicable), conveyancing fees of £1,000 to £2,000, a survey at £400 to £1,500, removals at £500 to £1,500, and estate agent fees if selling at 1 to 1.5 percent of the sale price.
What is the cheapest way to move house? Doing your own packing and renting a self-drive van is the cheapest option, often under £200 if you have help loading. Self-pack with a removals firm doing only the drive is the next step up at £400 to £800. Full pack-and-move services start around £900.
Do you pay stamp duty when moving house? Yes if you are buying a property over the relevant threshold. First-time buyers pay no SDLT up to £300,000 in England and Northern Ireland; home movers pay nothing up to £125,000 and then tiered rates above; additional properties carry a 5 percent surcharge on top.
How much do solicitors charge for moving house? Conveyancing fees for buying and selling together typically total £1,500 to £3,500 plus disbursements (Land Registry fees, searches, bank transfer fees). Solicitors charge separately for the buying side and the selling side; quotes vary widely so get three quotes before instructing.
When should I start budgeting for moving costs? Begin three to six months before completion. Stamp duty, conveyancing deposits, and survey fees are payable before exchange; the largest cost (the deposit on the property) is due at exchange. Removal companies should be booked four to six weeks out, especially for end-of-month or summer moves.
Key Takeaways
- ✓Buyers typically face £3,000–£12,000 in costs beyond the deposit (varies by stamp duty)
- ✓Sellers pay estate agent fees (1–1.5% + VAT) as their biggest single cost
- ✓Selling and buying simultaneously can cost £15,000–£30,000 in total transaction costs
- ✓Professional removals cost £500–£1,500 for a 3-bed house — worth it for larger moves
- ✓Budget for settling-in costs (£2,000–£5,000) that most people underestimate