TL;DR: The cost of moving house in the UK is built up from the property tax (Stamp Duty Land Tax in England and Northern Ireland, Land Transaction Tax in Wales, Land and Buildings Transaction Tax in Scotland), estate agent commission on the sale, conveyancing fees on both sides, mortgage product and valuation fees, a survey on the new property, removals and a long list of small disbursements. For a typical home mover above the relevant nil-rate property tax threshold, the property tax is the largest single line item. The total cost can run from a few thousand pounds to tens of thousands, depending on the price of the new home and the purchase circumstances. First-time buyers, those replacing their main home and those buying additional properties face different tax positions.
Last reviewed May 2026
Moving house involves a long list of separate fees, paid to different professionals over a period of weeks or months. There is no single "moving cost" figure. Total spend depends mostly on the price of the property being bought (which drives the property tax and several other percentage-based charges) and the location, type and complexity of the transaction.
For most movers above the relevant nil-rate band, the property tax (Stamp Duty Land Tax in England and Northern Ireland, Land Transaction Tax in Wales, or Land and Buildings Transaction Tax in Scotland) is the largest single line item. The next largest is usually the estate agent's commission on the sale of the existing property. Beyond those two, the remaining line items are individually modest but together are significant.
This guide sets out the typical line items in a UK home move, explains what drives each one, and explains the special positions for first-time buyers, those replacing a main home and those buying additional properties.
Estate agent fees on the sale
The estate agent's commission for selling the existing property is typically a percentage of the sale price plus VAT. High-street agents commonly quote in the range of 1 to 2 percent plus VAT for sole agency, with lower or fixed fees from online or hybrid agents. The fee is paid out of the sale proceeds at completion.
The contract terms matter as much as the headline rate. Sole agency contracts typically run for 8 to 12 weeks, after which the seller can withdraw or instruct other agents. Multi-agency contracts allow the seller to instruct several agents at once but at a higher commission rate. Sole selling rights contracts (different from sole agency) entitle the agent to commission even if the seller finds a buyer themselves.
VAT is normally added on top of the headline percentage. A 1 percent commission quote becomes 1.2 percent after VAT. This is a frequent cause of underestimation when comparing quotes from different agents.
Conveyancing fees on sale and purchase
Most movers instruct one solicitor or licensed conveyancer to handle both the sale and the purchase. The fee structure is usually a professional fee plus disbursements (third-party costs paid on the client's behalf). Professional fees typically rise with the property value and are higher for leasehold purchases.
Common disbursements on the purchase side include local authority searches, water and drainage searches, environmental searches, the bank transfer fee for moving completion funds, an electronic identity verification charge, the Land Registry fee for registering the new ownership (a sliding scale based on price), and the SDLT submission fee if applicable. The total of disbursements is normally in the high hundreds of pounds.
On the sale side, disbursements are usually lower (typically the bank transfer fee, the cost of obtaining title documents from the Land Registry, and any additional searches or replies to enquiries from the buyer). Leasehold sales involve the cost of obtaining a leasehold management pack, which can be a significant additional charge depending on the management company.
Property tax: the largest line item for most
Stamp Duty Land Tax in England and Northern Ireland is paid on the purchase price, with rate bands and reliefs that depend on the buyer's status. The current nil-rate band, the rates above it, and the relief for first-time buyers should be checked on GOV.UK before any move, as Budget changes can move the figures.
For a buyer replacing their only or main residence, the standard residential rates apply rather than the higher rates for additional dwellings. Where the new purchase completes before the sale of the existing main residence, the higher rates may be paid initially and then refunded by HMRC when the existing home is sold within the time limit set in the legislation.
Wales uses Land Transaction Tax with its own bands (and the higher residential rates for additional properties). Scotland uses Land and Buildings Transaction Tax (with the Additional Dwelling Supplement for second properties). Each devolved authority publishes a calculator for the current bands. For first-time buyers, England and Scotland operate specific reliefs; Wales does not have a first-time buyer relief but has higher general nil-rate thresholds.
Mortgage costs on the purchase
If the move involves a new mortgage, lender fees apply. The arrangement fee (sometimes called product fee, completion fee, or booking fee) varies widely; some products have no fee and others have fees of one or two thousand pounds. The fee can sometimes be added to the loan, in which case the buyer pays interest on it for the life of the mortgage.
The lender requires a valuation. A free basic valuation, an upgraded survey paid for by the borrower, or an external survey commissioned separately are all options. The lender's valuation is for the lender's benefit and gives only a brief view of the property; a buyer who wants more thorough information should commission their own survey.
Mortgage broker fees apply where a regulated broker is used. Some brokers charge no fee and are paid by lender commission; others charge a few hundred pounds, typically in exchange for access to a wider product range. Independent regulated mortgage advice is normally appropriate for a material new mortgage.
Surveys, removals and insurance
A survey on the new property is strongly advised by RICS and is normally paid for by the buyer, separate from the lender's valuation. The RICS Home Survey Standard offers three levels: Level 1 (Condition Report) for newer properties, Level 2 (Homebuyer Report) for typical purchases, and Level 3 (Building Survey) for older or unusual properties. Costs run from a few hundred pounds upwards depending on the level and property value.
Removal costs depend on the volume, distance and whether packing is included. A local move with a small van might be a few hundred pounds; a long-distance move with packing and overnight storage can run into the low thousands. Quotes should be obtained from members of a recognised trade body such as the British Association of Removers.
Buildings insurance is required by the lender from the date of exchange (when the buyer takes legal risk on the property) and runs forward continuously. Contents insurance is the buyer's choice but typically begins on completion. New starts of these policies can attract setup admin fees and the cost of any changes mid-year.
Smaller costs that add up
Several smaller line items round out the total. An EPC (Energy Performance Certificate) is required for the seller; if the property does not have a current one, the seller commissions it before marketing. The cost is modest.
Royal Mail post redirection runs from a few months to a year for a fee that depends on the duration. Energy and broadband providers often charge transfer fees, exit charges, or new connection fees. Council tax is split on a daily basis between seller and buyer at completion, so there is normally no large one-off charge here, but accounts need to be set up.
A new mortgage may also trigger early repayment charges on the existing mortgage if it is being settled before the end of a fixed period. The early repayment charge is typically a percentage of the outstanding balance and is set out in the original mortgage offer. This can be a substantial line item for movers who are part-way through a fixed-rate deal.
Disclaimer: This article is general information about the costs typically incurred when moving house in the UK. It is not financial, mortgage, conveyancing or tax advice. Actual costs vary by transaction, location, property type and the specific service providers used. Anyone planning a move should obtain detailed quotes from estate agents, conveyancers, lenders and removal firms, and check the current property tax bands on the relevant authority's website.
Frequently asked questions
What is the largest cost in moving house?
For most buyers above the relevant nil-rate band, the property tax (SDLT, LTT or LBTT) is the largest single line item. For sellers, the largest line item is typically the estate agent's commission, usually a percentage of the sale price plus VAT.
Do I pay stamp duty if I am replacing my main home?
Yes, but the standard residential rates apply rather than the higher rates for additional dwellings. Where the new purchase completes before the sale of the existing main home, the higher rates may be paid initially and then refunded by HMRC after the existing home is sold within the time limit.
Can I avoid estate agent fees by selling privately?
Selling privately or through online platforms can reduce or eliminate the percentage-based commission, but the seller takes on the work that an agent normally handles (marketing, viewings, negotiation, sales progression). Online estate agents offer a middle option with fixed-fee pricing. The right balance depends on the property, the local market and the seller's confidence in handling the process.
How much should I budget for surveys and conveyancing?
Conveyancing fees including disbursements typically run from the high hundreds to the low thousands of pounds for a standard residential transaction, with leasehold purchases and higher-value properties at the higher end. Surveys range from a few hundred pounds for a basic Level 1 to over a thousand for a Level 3 building survey on an older property.
What about early repayment charges on my existing mortgage?
If the existing mortgage is in a fixed-rate period when it is being settled, the original mortgage offer typically requires an early repayment charge. The figure is normally a percentage of the outstanding balance, often falling year by year through the fixed period. The mortgage offer document is the authoritative source. Some movers can "port" the existing mortgage to the new property, avoiding the charge; the lender's terms determine whether porting is possible.
How we verified this
The conveyancing process, the role of estate agents and the framework for property tax in the UK reflect current Law Society and HMRC guidance. Stamp Duty Land Tax bands and reliefs are taken from HMRC published guidance and the Finance Act 2003 as amended; the higher rates for additional dwellings are set out in Schedule 4ZA of that Act. The devolved property taxes reflect Welsh Revenue Authority and Revenue Scotland published positions. The RICS Home Survey Standard is the source for survey levels. Mortgage early repayment charges and porting are matters of contract between the borrower and the lender. All figures should be reconfirmed on the relevant official source before being relied on.
