The true cost of moving home

General guidance, not a personal recommendation. Lender criteria, insurance terms and costs depend on the product and your circumstances. Numerical examples are illustrations unless expressly identified as an individual quote. Check current terms with your adviser and tax or legal points with the relevant specialist.

Most home movers know about stamp duty. Fewer factor in the legal fees, survey, removals, estate agent commission on their sale, mortgage arrangement fees, and the 10-20 smaller costs that all land in the same 8-week window.

Moving costs depend on the purchase and sale prices, location, tax position, professional fees and services chosen. Obtain individual written quotations and calculate the applicable transaction tax. The examples below are general illustrations, not substantiated client-case statistics or a quote for your move.

The full cost stack

Stamp Duty Land Tax

The biggest single cost for most movers. On a £450k residential purchase in England, standard SDLT is £12,500. If the higher rates apply because you have not sold your previous main home, the 5% surcharge adds £22,500, making £35,000 in total. These figures assume a UK-resident buyer for SDLT purposes and no other reliefs or exemptions. A refund may be available after selling your previous main residence within 3 years, subject to the eligibility conditions and claim deadline. See our stamp duty guide and HMRC residential SDLT rates.

Estate agent commission (on your sale)

Typical high-street rates 1-1.5% plus VAT. On a £400k sale = £4,800-£7,200. Online agents considerably cheaper but variable on service. Negotiable, always ask.

Conveyancing (solicitor fees)

Both for your sale and purchase. Typically £1,000-£1,800 per transaction all-in (legal fees + disbursements). Buying a leasehold or new build adds £300-£500.

Survey

Level 2 HomeBuyer: £400-£700 for most properties. Level 3 (Building survey) for older/unusual properties: £600-£1,200. Don't skip, a Level 2 at minimum is cheap insurance on a 6-figure purchase.

Mortgage arrangement fees

Most mortgages have a product fee of £0-£1,999. Can usually be added to loan (higher total interest) or paid upfront. Also possible: booking fees (£0-£199), valuation fees (often free on new mortgages, £100-£400 on some products).

Removals

2-3 bed house typically £600-£1,500 locally. 4+ bed or moving across London/Essex £1,000-£3,000. Full packing service adds ~£300-£500. Book 6+ weeks ahead for peak moving dates.

Broker fees

We charge no broker fee on any case, including specialist and complex work: the lender pays us a procuration fee on completion, and the rate improvement and lender choice we deliver are yours to keep. Third-party costs may apply and are always disclosed in writing before you commit. Other brokers' models vary, always ask.

Utilities setup, council tax, insurance

Setup fees for utilities (usually minimal), new building insurance from day of exchange (£150-£400/year), move month's council tax overlap, BT/broadband transfer. Budget £400-£800 of admin costs.

Worked example: Romford → Brentwood 4-bed move

Real client numbers from a recent case. Sell Romford house £375k, buy Brentwood 4-bed at £625k. Standard move, no chain issues.

5.4% of the purchase price, separate from the deposit. If you're moving up in price by £250k, that's a meaningful number to plan into your savings picture early.