Moving house is rarely just about the house price
The deposit and the mortgage get most of the attention when you move, but the fees around them can still run into five figures, especially if you are buying and selling at the same time. According to the HomeOwners Alliance cost of moving calculator, the average cost of moving in 2026 is £13,968, based on buying and selling an averagely priced UK house of £292,000. Treat that as a starting point, not a quote: your bill will move with the price, location, and whether you are buying, selling, or both. Rates here are those in force at the time of writing; check GOV.UK before exchanging contracts.
Stamp duty: usually the biggest single bill
Stamp Duty Land Tax (SDLT) is paid by the buyer, not the seller, on homes in England and Northern Ireland. Scotland and Wales have their own taxes, with different thresholds. SDLT is charged in bands, so you pay each rate only on the slice of the price in that band, not on the whole price.
According to GOV.UK, the standard residential rates in force from 1 April 2025 are 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million. On a £292,000 home, that works out at £4,600 for a standard buyer, according to the HomeOwners Alliance.
First-time buyers get relief, but it has a hard cut-off. According to GOV.UK, qualifying first-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 there is no relief at all and standard rates apply to the whole price. Every buyer must be a first-time buyer, and the home must be your main residence. That is why a first-time buyer paying £292,000 pays nothing in the HomeOwners Alliance example, while GOV.UK’s worked example shows £10,000 on a £500,000 first home. Buyers of an additional property usually pay a 5% surcharge, according to GOV.UK, and SDLT must normally be paid within 14 days of completion.
Conveyancing: the legal work
Conveyancing is the legal process of transferring ownership. The bill has two parts: the solicitor or conveyancer’s fee, and disbursements, the third-party costs such as searches and Land Registry fees that are passed on to you.
According to the HomeOwners Alliance 2026 guide, updated in October 2026 and based on Reallymoving figures, average conveyancing fees are £1,509 when buying and £929 when selling, including disbursements and VAT (£2,438 for both). Leasehold properties usually cost around £300 more. Location matters too: a Property Rescue survey of 146 firms in April 2026 found a median of £2,250 excluding VAT in London, against £825 in the North West. Ask for an itemised quote, so a low headline fee does not become a larger final bill.
Surveys: not legally required, but hard to skip
A mortgage valuation is not a survey: it reassures the lender, it does not protect you. Your own survey can uncover damp, roof problems or subsidence before you are committed, and can support a renegotiation.
According to SurveyMerchant’s 2026 guide, a Level 1 Condition Report typically costs £300–£400, a Level 2 HomeBuyer Survey £400–£600, and a Level 3 Building Survey £600–£1,200. Level 2 suits most conventional homes in reasonable condition; Level 3 suits older, extended, listed or visibly defective properties. The HomeOwners Alliance example allows £650 for a building survey. In Scotland the seller provides a Home Report instead.
Mortgage fees, removals and packing
If you are buying with a mortgage, budget for lender charges on top of the loan. According to the HomeOwners Alliance 2026 breakdown, mortgage fees average £1,000 and a mortgage valuation fee averages £150. Some products carry no arrangement fee but a slightly higher rate, so compare the total cost of the deal, not the fee alone.
Removal costs depend mainly on how much you own, how far it travels, and how much work you want the crew to do. According to Checkatrade’s 2026 guide, updated in April 2026, a standard local move costs £500–£700, a small local move within around 50 miles around £400–£500, and a long-distance UK move around £1,025. Including packing, averages are £750 for one bedroom, £925 for two, £1,300 for three, and £1,800 for four bedrooms. The HomeOwners Alliance allows £792 for removals. Get three quotes and check whether materials, insurance and parking suspensions are included.
Selling costs: estate agents and the EPC
If you are selling as well as buying, the estate agent is often your largest selling cost. According to the HomeOwners Alliance 2026 guide, the average fee is 1.42% including VAT, or around £4,150 on a £292,000 house. Typical fees range from 0.9% to 3.6%: sole agency typically 1.2% to 1.8% including VAT, multiple agency 3% to 3.6% including VAT. Confirm whether a quote includes VAT, and check the tie-in period before signing.
Sellers must also have an Energy Performance Certificate (EPC) when the property is marketed. According to Checkatrade’s 2026 guide, updated in May 2026, an EPC usually costs £65–£120. The HomeOwners Alliance, writing in October 2026, puts the average at around £65, with spot-checked quotes from £44 to £104. An EPC normally lasts 10 years, so check whether you already have a valid one.
How to keep the bill down
Get like-for-like quotes and ask exactly what each includes. Packing yourself, decluttering before seeking removal quotes, and moving on a weekday rather than at a Friday or month-end peak can cut the removal bill. Negotiating the agent’s percentage is normal, and even a small reduction saves hundreds of pounds. Do not forget smaller items: the HomeOwners Alliance allows £45 for mail redirection, and you may need buildings insurance from exchange, cleaning, storage and new locks. Work out your own total, not just the national average. UK Home Buyer Toolkit
Frequently asked questions
How much does it cost to move house in the UK in 2026?
According to the HomeOwners Alliance 2026 calculator, buying and selling a £292,000 home costs £13,968 on average: £7,987 to buy and £5,144 to sell, plus removals and mail redirection. Your total varies with price, location and tenure.
Do first-time buyers pay stamp duty?
According to GOV.UK, first-time buyers in England and Northern Ireland pay no SDLT up to £300,000 and 5% from £300,001 to £500,000. Above £500,000 there is no relief and standard rates apply. All buyers must be first-time buyers, and the property must be your main residence.
Do I need a survey if my lender has done a valuation?
A valuation protects the lender, not you. According to SurveyMerchant’s 2026 guide, a Level 2 HomeBuyer Survey typically costs £400–£600 and suits most conventional homes in reasonable condition. It is not legally required in England and Wales, but skipping it risks missing defects that cost far more to fix.
What is the cheapest way to move?
Pack yourself, declutter before seeking quotes, and compare at least three removal firms. According to Checkatrade’s 2026 guide, a small local move costs around £400–£500, against £1,300 including packing for an average three-bedroom house. Check exactly what each quote includes before you choose.
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