TL;DR: Moving home in the UK in 2026 typically costs between 8,000 and 25,000 pounds in transaction fees alone, before mortgage costs or the price gap between the old and new property. The largest line items are usually estate agent fees on the sale (typically 0.8-1.8 percent of the sale price plus VAT), Stamp Duty Land Tax (or the Scottish or Welsh equivalent) on the purchase, conveyancing fees on both transactions, removals, and any mortgage product fees. The cost varies sharply by region, by sale price, and by whether the buyer is first-time, moving up the ladder, or buying an additional property. Detailed budgeting before listing is the single biggest defence against an unaffordable move.
Last reviewed May 2026
The cost of moving home is the sum of dozens of separate fees and charges spread across several months, paid to different parties in different stages of the transaction. Anyone planning a move underestimates the total at first glance; the headline numbers (stamp duty, estate agent commission) are the largest but not the only material costs.
This guide breaks down each cost category for a typical UK home move in 2026, with realistic ranges, the regions of the UK where the figures differ, and the points at which each cost becomes payable. The aim is a complete checklist of every line that should appear in a moving budget.
Estate agent fees on the sale
The estate agent's commission on the sale is the largest single cost in many moves. The high-street estate agent model charges a percentage of the eventual sale price, typically 0.8-1.8 percent plus VAT (so 0.96-2.16 percent including VAT), payable on completion. The percentage depends on the local market, the agent's bargaining power, and whether the seller is on sole agency terms (one agent) or multi-agency terms (more than one, with a higher rate).
Online or hybrid agents typically charge a fixed fee of 500-2,000 pounds, payable either on completion or upfront. The fixed-fee model can be cheaper on more expensive sales but the seller takes more of the marketing and viewing burden. Some online agents have a "pay later on completion" option that effectively converts a fixed fee into a deferred fee.
A seller selling a 350,000 pound property at 1.2 percent plus VAT pays the agent 5,040 pounds at completion. The same property at 1.5 percent plus VAT costs 6,300 pounds. Negotiating the rate before instruction is the most direct way to reduce the cost. Sole agency contracts for shorter periods (8-12 weeks rather than 16-20) also reduce risk if the property does not sell quickly.
Stamp duty, LBTT or LTT on the purchase
The tax on the purchase is paid by the buyer at completion. The bands and rates differ in each UK country: SDLT in England and Northern Ireland, LBTT in Scotland, LTT in Wales. The bill on a 350,000 pound purchase varies materially by country: roughly 5,000 pounds in England (standard residential rates), around 9,000 pounds in Scotland under LBTT, and around 5,200 pounds in Wales under LTT.
First-time buyer reliefs reduce or eliminate the bill on lower-priced purchases in England, Northern Ireland and Scotland. Wales does not have a first-time buyer relief but the overall LTT thresholds are higher. Buyers replacing a main residence pay the standard rate. Buyers acquiring an additional dwelling pay the standard rate plus a surcharge (5 percent SDLT, 8 percent ADS for LBTT, the equivalent Welsh higher rates).
The bill is calculated by the buyer's solicitor and paid at completion from the buyer's funds (or from the completion-day mortgage funds, in the practical "added to the mortgage" sense). Rates and thresholds change at each budget; the relevant tax authority's calculator gives the figure for a specific purchase.
Conveyancing fees on both transactions
Conveyancing is the legal work of transferring ownership. A move involving both a sale and a purchase needs two conveyances. Each conveyance typically costs 1,000-2,500 pounds in legal fees plus disbursements (search fees of 200-400 pounds, Land Registry fees of 20-1,105 pounds depending on the price band, bankruptcy and other minor searches, electronic identity checks, telegraphic transfer fees of 25-50 pounds per transfer).
Many conveyancers offer a "no sale, no fee" arrangement, where the legal fee is only payable if the transaction completes (though disbursements paid out are still chargeable if the deal falls through). A buyer's mortgage lender will normally require its own conveyancing instruction; in most cases the buyer's solicitor acts for both the buyer and the lender, but on some complex cases the lender appoints a separate firm and the buyer pays both bills.
Leasehold purchases incur additional fees (typically 200-500 pounds in extra solicitor time for the leasehold work, plus a freeholder's pack of 200-400 pounds for the leasehold information). Cash purchases without a mortgage are cheaper because the mortgage-related legal work falls away.
Surveys and valuations
A mortgage lender will commission a valuation as part of the lending decision. This is for the lender's protection and may or may not be passed to the borrower at no additional cost (some lenders absorb the basic valuation, some charge 200-500 pounds depending on the property value).
The lender's valuation is not a buyer's survey. A buyer who wants confidence in the property's condition commissions an independent survey: a Level 2 Home Survey from a RICS surveyor (typically 400-700 pounds) for a modern property in apparently good condition, or a Level 3 Building Survey (typically 700-1,500 pounds) for an older or unusual property. The Level 3 survey identifies major defects, repairs needed and ongoing maintenance.
For higher-priced properties, a structural engineer's report or a specialist survey (damp, timber, electrical, gas) can add 200-500 pounds each. Specialist surveys are usually only needed where the main survey identifies a specific concern. Skipping the survey to save the fee is a common false economy; a survey-identified issue can be a price-renegotiation lever worth many times the survey fee.
Mortgage costs: arrangement, valuation and broker fees
A new mortgage product typically has a product (arrangement) fee of 0-1,500 pounds, which can be paid upfront or added to the loan. Adding the fee to the loan attracts interest over the term. Some lower-rate products have higher fees and vice versa; the right choice depends on the loan size and the term.
A whole-of-market mortgage broker may charge a fee of 0-700 pounds in addition to (or instead of) the commission the lender pays to the broker. Fee-charging brokers are common, particularly for complex cases (adverse credit, self-employed applicants, buy-to-let, large loans). The broker's terms should disclose both the fee and the commission paid by the lender.
Other mortgage-related costs include the CHAPS transfer fee (the bank's fee for sending the mortgage funds to the solicitor on completion day, typically 25-50 pounds) and, on some products, an exit or early repayment charge on the existing mortgage if it is being redeemed during the deal period. The early repayment charge can be material (typically 1-5 percent of the loan balance) and should be checked on the original mortgage offer before scheduling completion.
Removals and the moving day itself
A full-service removals firm typically charges 500-2,500 pounds for a UK domestic move, depending on distance, the volume of belongings, whether packing is included, and access at both ends. A short local move using a small van and self-packing can be done for 300-500 pounds. A long-distance move with full packing and storage between completion of the sale and completion of the purchase can run to 3,000-5,000 pounds.
Hidden moving-day costs include cleaning the property being vacated (whether a one-off clean for the new occupants or a more thorough clean to satisfy the buyer's solicitor on the day), redirecting mail through Royal Mail's redirection service (a fee that runs for 3-12 months), notifying utility providers and local authorities, and any short-term accommodation if the chain breaks and completion does not happen on the planned day.
Insurance during the move (in transit cover from the removals firm, and the timing of buildings insurance starting on the new property from the date of exchange) needs careful planning. The buyer is responsible for insuring the new property from exchange of contracts, not completion.
The price gap, the deposit gap and the contingency
Most movers buy a more expensive property than the one they sell, so the "price gap" is funded by some combination of equity from the sale, a larger mortgage and savings. The cash-out from the sale (sale price minus the redemption of the existing mortgage minus the selling costs) is the equity available, before deducting moving costs and the deposit gap.
A 5-10 percent contingency on the total moving budget is a sensible default. Issues that commonly add to the cost include: a buyer pulling out late in the chain and needing to be re-marketed; a buyer renegotiating after a survey identifies an issue; a chain delaying so that an additional month's interest, council tax or rent is incurred; and unexpected repair work between exchange and completion. Building a contingency in advance is much easier than finding the money under pressure.
How we verified this
This article draws on HMRC's published SDLT calculator and guidance, Revenue Scotland's LBTT guidance, the Welsh Revenue Authority's LTT guidance, the Royal Institution of Chartered Surveyors (RICS) home survey definitions, the Council for Licensed Conveyancers and the Law Society material on conveyancing fees and disbursements, Land Registry fee schedules, the FCA's MCOB rules on mortgage product fees, and the Bank of England's mortgage lending standards data. The ranges quoted reflect typical market levels in 2026, with the understanding that individual quotes vary by region, provider and property type.
Disclaimer: This article is general information about the cost of moving home in the UK. It is not personal financial advice and the figures quoted are typical ranges, not quotes for any specific transaction. Anyone planning a move should obtain quotes from estate agents, conveyancers, surveyors, mortgage brokers and removals firms for the specific case, and budget for a contingency on top of the headline costs.
Frequently asked questions
What is the average cost of moving home in the UK?
A typical UK home move costs between 8,000 and 25,000 pounds in transaction fees, not counting the price gap between the old and new properties. The largest items are estate agent fees on the sale (0.8-1.8 percent plus VAT), stamp duty or the Scottish or Welsh equivalent on the purchase, conveyancing on both transactions, surveys, mortgage product fees and removals. The total varies sharply by region, sale price and individual circumstances.
Are estate agent fees negotiable?
Yes. The headline rate is a starting point. Most agents will reduce a 1.5 percent rate to 1.2 or even 1.0 percent in a competitive market, particularly on more expensive properties. Multi-agency arrangements cost more (typically 2-3 percent) but increase the chance of a sale. Online and hybrid agents charge fixed fees that can be cheaper on more expensive sales but place more of the work on the seller.
Can I add stamp duty to my mortgage?
Not directly. Stamp duty is paid in cash by the buyer's solicitor to HMRC (or Revenue Scotland or the Welsh Revenue Authority) within the filing deadline after completion. In practice, a buyer can borrow more on the mortgage to free up cash to pay the stamp duty, provided the higher loan fits the lender's loan-to-value cap and affordability rules. The cost is then paid as interest over the mortgage term.
How much does a conveyancing solicitor cost?
A typical residential conveyance costs 1,000-2,500 pounds in legal fees plus 200-400 pounds in search fees plus Land Registry fees (price-banded). A move that involves both a sale and a purchase pays two sets of fees. Leasehold purchases attract additional fees. Cash purchases are cheaper because the mortgage-related legal work falls away.
Do I need a survey on the property I'm buying?
The mortgage lender's valuation is for the lender's protection and does not amount to a buyer's survey. A RICS Level 2 Home Survey (400-700 pounds) is suitable for a modern property in apparently good condition. A RICS Level 3 Building Survey (700-1,500 pounds) is appropriate for older or unusual properties. The survey often identifies issues worth more than the survey fee in price renegotiation or future repair budgeting.
