Total cost of moving home in the UK 2026
Moving house involves a surprisingly large number of costs beyond just the purchase price and deposit. Budgeting carefully in advance avoids nasty surprises. The main cost categories are: stamp duty (often the largest single item — use our stamp duty calculator), legal fees, survey, mortgage fees, removal costs, and estate agent fees if selling.
For a £300,000 purchase (buying only, not selling), the typical out-of-pocket moving costs are £4,000–£8,000 before stamp duty. This breaks down as: solicitor fees £1,200–£2,000; disbursements (searches, Land Registry) £500–£800; building survey £400–£900; mortgage arrangement fee £500–£2,000; removal company £700–£1,500; miscellaneous (EPC, building insurance setup, etc.) £300–£600. Stamp duty land tax adds on top — see our stamp duty calculator. If you're also selling, add estate agent fees of 1–2.5% of the sale price plus your solicitor's selling fee (£800–£1,500).
Conveyancing fees for buying comprise two elements. First, the solicitor's professional fee: typically £800–£1,500 for a standard freehold purchase. Second, disbursements: local authority search £200–£400; water/drainage search £50–£80; coal/environmental searches £50–£100; Land Registry fee £40–£910 (price-based); electronic transfer fee £20–£50; title insurance £50–£150. Total disbursements typically £400–£700. Grand total: £1,200–£2,200 for a standard freehold. Leasehold adds £200–£400 for leasehold-specific work. Always request an itemised quote showing both the professional fee and estimated disbursements.
The mortgage valuation is not a survey — it simply confirms the property is worth what you're paying. For your own protection: a RICS Level 2 HomeBuyer Report (£400–£900) is suitable for conventional properties built after 1930 in good general condition. It'll flag significant defects and maintenance issues. A RICS Level 3 Building Survey (£600–£1,500) is recommended for pre-1930 properties, those with unusual construction (timber frame, thatched roof), properties needing significant renovation, or any property where you have concerns. The cost of a good survey is tiny compared to the thousands a missed problem could cost you.
Removal costs depend on volume and distance. For a 3-bed property moving locally (under 25 miles): £700–£1,200. Medium distance (25–100 miles): £900–£1,600. Long distance (100+ miles): £1,200–£2,200. A full packing service adds 30–50% — worthwhile for busy households and reduces claims risk. Book as early as possible (especially for end-of-month/quarter moves), and always check the company carries goods-in-transit insurance. Members of the British Association of Removers (bar.co.uk) are covered by a deposit protection scheme.
Traditional estate agent fees in the UK are typically 1–2.5% of the sale price plus VAT. On a £300,000 sale: 1.5% = £4,500 + £900 VAT = £5,400 total. Online estate agents (Strike, Yopa, eXp) charge fixed fees of £1,000–£3,000 but offer less support. Note: you'll also need an EPC if you don't already have a valid one (£60–£120). Your solicitor will also charge for the selling side (£700–£1,200 plus disbursements including redemption of mortgage). The cheapest agent isn't always the best choice — an agent who achieves 1% more on the sale price can more than offset a higher fee.