Stamp Duty CalculatorUK Moving Costs Calculator
The full bill for moving home — stamp duty plus every other cost
Moving home in the UK has a long list of costs that aren't always obvious at the start. Beyond stamp duty there's the solicitor, the survey, local-authority searches, removals, mortgage product fees, Land Registry, and a couple of smaller items. This calculator pulls them together so you can see the full bill in one place.
Cost breakdown
| Item | Estimate |
|---|
These are typical UK averages. Solicitor fees vary by firm; removals vary by distance and volume. Get specific quotes before relying on the figure for a budget.
What's included (and what's typical)
Stamp Duty Land Tax
Calculated using the published HMRC rates for the buyer type you selected. See the how SDLT works article for the underlying maths.
Solicitor / conveyancer
Typical fixed-fee conveyancing in 2026 ranges from about £1,100 on a sub-£250,000 purchase to £2,500+ on a £1m+ property. Includes the firm's professional fee plus disbursements they pay on your behalf (anti-money-laundering checks, bank transfer fees, etc.).
Local authority & environmental searches
Usually around £300–£400. Your solicitor commissions these from the local council and search providers. Covers planning history, drainage, contaminated land, flood risk, and a few other essentials.
Survey
Three common levels:
- Basic valuation (~£250) — mortgage lender's valuation only; doesn't really protect you
- Level 2 HomeBuyer survey (~£500–£800) — sensible for modern homes in normal condition
- Level 3 Building survey (~£800–£1,500) — for older, larger or unusual properties; the most thorough option
Removals
A typical local move (within 50 miles) for a 3-bedroom property is around £1,200–£1,800 with a reputable firm. Longer-distance moves and larger homes cost more. The calculator estimates by property size band using the price as a rough proxy.
Mortgage product / arrangement fees
Most fixed-rate mortgages charge a product fee of £500–£1,500, either paid upfront or added to the loan. Some products are fee-free in exchange for a slightly higher rate.
EPC (if you're selling)
About £75. Required by law to market a property for sale. You may already have a valid one from when you bought.
Estate agent fees (if selling)
Typically 1.0%–1.5% of sale price plus VAT for traditional agents, paid on completion of the sale. Online and fixed-fee agents charge £500–£1,500 instead.
Land Registry registration
A flat fee scale set by HM Land Registry, ranging from £20 (sub-£80k) to £500 (over £1m). Your solicitor pays this on your behalf.
Costs we haven't included (depending on your situation)
- Mortgage broker fee if you're using one (often free, sometimes £300–£500)
- Buildings insurance — required from exchange, often £200–£400/year
- Higher rates SDLT surcharge refund timing — if replacing your main home you pay the surcharge first and reclaim later
- Fixtures & fittings — the seller may want extra for curtains, appliances, etc.
- New furniture, decorating — out of scope here but worth budgeting separately
The 8 cost categories the calculator covers
For first-time buyers and home-movers, the total cost of moving sits across 8 distinct line items. The calculator aggregates them all into a single budget figure:
- Stamp duty / LBTT / LTT: The largest single cost on most home purchases. First-time buyer SDLT relief applies under £500k in England/NI.
- Conveyancing legal fees: £800-£2,200 depending on property type and complexity.
- HM Land Registry fee: Flat scale £20-£500 by property price.
- Searches: £350-£550 standard pack; specialist locations more.
- Survey: RICS Level 1, 2, or 3 — £350-£1,500.
- Mortgage product fee: £0-£1,999. Some products charge percentage instead.
- Lender valuation: £0-£450. Often free as part of product.
- Removals: £400-£3,500+ depending on size and distance.
For home-movers, add selling costs: EPC (~£75 if needed) and estate agent fees (1.0-1.5% of sale price + VAT for traditional agents; £500-£1,500 fixed-fee for online agents).
SDLT impact on total moving cost
For non-FTB purchases, SDLT often dominates the moving budget:
| Price | Standard SDLT | FTB SDLT |
|---|---|---|
| £250,000 | £2,500 | £0 |
| £350,000 | £7,500 | £2,500 |
| £450,000 | £12,500 | £7,500 |
| £550,000 | £17,500 | £17,500 (above FTB cap) |
| £750,000 | £27,500 | £27,500 (above FTB cap) |
A first-time buyer purchase at £300k attracts £0 SDLT; the same property bought by a home-mover attracts £5,000 SDLT. The FTB relief is one of the largest single factors in total moving cost.
Removal company cost breakdown by property size and distance
The removal portion of your moving budget can vary 10× between smallest and largest jobs. Realistic 2026 figures from UK removal companies:
| Property | Local (≤10 mi) | 50 miles | 200+ miles |
|---|---|---|---|
| Studio / 1-bed flat | £400-£700 | £600-£900 | £900-£1,400 |
| 2-bed flat | £500-£900 | £800-£1,300 | £1,200-£1,800 |
| 3-bed house | £700-£1,300 | £900-£1,600 | £1,500-£2,500 |
| 4-bed house | £1,000-£1,800 | £1,400-£2,200 | £2,000-£3,500 |
| 5+ bed house | £1,500-£2,500 | £2,000-£3,200 | £3,000-£5,000 |
Removal add-ons and surcharges
Standard quotes usually include a 2-person team, van, fuel, and insurance. Common extras:
- Packing service: £200-£500 for a 3-bed. Saves time but costs.
- Materials (boxes, tape, paper): £80-£200 from removal firm; cheaper to source independently.
- Storage: £100-£250/month for typical 3-bed contents. Useful for chains with gap between sale and purchase.
- Special items: Pianos £150-£400; large safes £100-£300; pool tables £150-£400.
- Weekend surcharge: 20-40% premium for Friday/Saturday moves.
- Multi-storey access: Some firms charge per floor for walk-up flats.
- Parking permits / suspensions: £40-£150 for London moves.
Regional variation
- London: 30-50% above national average for removals and conveyancing. Stricter parking requirements add costs.
- South East: 15-25% above national average.
- Midlands: National average.
- North England, Wales, Scotland (Central Belt): 10-20% below national average.
- Rural Highlands, Islands: Long-distance surcharges; specialist firms often required.
Moving company guidance
How to choose a removal firm without overpaying:
- Get 3-4 quotes. Most firms send a surveyor to assess volume (in person or via video walk-through).
- Check BAR membership. The British Association of Removers' Code of Practice provides recourse.
- Verify insurance. Goods in transit cover, public liability, and home contents while loading/unloading.
- Read recent reviews. Focus on the most recent 3-6 months — quality can change.
- Avoid same-day cash quotes. A van turning up without a written quote is a red flag.
- Confirm in writing — quote, date, address, items list, terms.
Costs you control vs costs you don't
Costs largely fixed by the transaction:
- SDLT (set by HMRC and your property price)
- HM Land Registry fee (set by HMLR fee scale)
- Lender valuation (sometimes fixed)
Costs where shopping around saves money:
- Conveyancing (£300-£700 difference between cheap and premium)
- Removals (often 20-40% spread between cheapest and most expensive quote)
- Mortgage product fee (depends on product selection)
- Buildings insurance (shopping around saves £80-£200/year)
- Survey (small spread but worth comparing)
A diligent buyer doing comparisons across these typically saves £600-£1,200 vs going with the agent's defaults.
How moving costs fit into your overall purchase budget
For a typical £250,000 first-time buyer purchase, moving costs (removal + survey + immediate setup) represent about £2,000-£3,500 of the £25,000-£35,000 total upfront budget. The largest share goes to deposit, then SDLT or legal, then removal. For home-movers, add selling costs (estate agent, EPC) which often add £4,000-£8,000 on a £350k sale. Use the home buying cost calculator for the comprehensive view.
Frequently asked questions
How much does moving house cost in the UK?
For a typical 3-bed home moving 20-50 miles, total moving costs run £3,000-£8,000 for FTBs and £5,000-£15,000+ for home-movers including selling costs.
What does the removal portion cost?
1-bed local £400-£700; 2-bed local £500-£900; 3-bed local £700-£1,300; 3-bed 50-mile £900-£1,600; 200+ mile £1,500-£2,500; 4-bed long-distance £2,000-£3,500.
Do I need a survey?
Always get your own — separate from the lender's valuation. Level 2 HomeBuyer Report (£500-£900) is standard. Level 3 (£700-£1,500) for period or non-standard properties.
What's the cheapest way to move?
DIY van hire (£100-£200/day) with helpers is cheapest. For most beyond a 1-2 bed move, paid removal wins on time and risk.
What about regional variation?
London 30-50% above average. Northern and Welsh regions 10-20% below. Scotland broadly similar to England with LBTT replacing SDLT.
Should I use the agent's recommended solicitor?
Not necessarily — agents may have referral arrangements. Compare 2-3 conveyancers on cost, panel approval, turnaround, and reviews.
How completion timing affects total cost
Completion date can materially affect costs. End-of-month and Friday completions cost more (lender systems busier, removal surcharges, conveyancer overtime). Mid-week mid-month completions run smoother. Avoid completion on bank holidays, the day before Christmas/New Year, or end of tax year — these are reliably problematic. A flexible Tuesday or Wednesday completion saves 400-700 in removal surcharges alone.
What to do if your moving cost exceeds the budget
If the calculator's total figure exceeds your available cash:
- Reduce deposit slightly to free cash. Trade-off: higher LTV and rate.
- Add product fee to mortgage rather than paying upfront. Trade-off: pay interest on the fee over the term.
- Defer immediate setup costs until the first 3-6 months post-completion.
- Choose a lower-cost survey level if property is modern and standard.
- Negotiate with seller on price to absorb your hidden costs.
- DIY removals with friends and van hire.
- Lower-priced property — reduces SDLT, agent fee, and total deposit needed.
Common moving cost mistakes
Treating asking price as final purchase price
Most UK purchases involve negotiation, with average completed prices 3-7% below asking. Budget SDLT and other percentage-based costs on a realistic agreed price, not the asking price.
Forgetting selling costs when moving home
Estate agent fees of 1.0-1.5% + VAT on the sale price often dwarf the buying-side hidden costs. On a £350k sale that's £5,040 (1.2% + VAT). Many home-movers forget to include this.
Underspecifying the survey
Saving £200 by choosing Level 2 over Level 3 on an old property can cost £15,000 in missed issues. The marginal survey cost is negligible vs the risk it covers.
Underestimating removal cost
Cheap online quotes (under £500 for a 3-bed move) often come from under-resourced firms with hidden surcharges, no insurance, or poor reliability. Pay for quality on the day you can't move again.
Ignoring storage if chain timing slips
If you've sold but your purchase completes 2 weeks later, you may need 1-2 months of storage plus temporary accommodation. Plan a £500-£1,200 contingency for this.
Tips for reducing moving costs
- Use a conveyancer who offers fixed-fee with no surprises.
- Get 3-4 removal quotes; verify BAR membership and insurance.
- Pack your own belongings to save £200-£500.
- Move mid-week to avoid weekend surcharges.
- Shop around for buildings insurance — instant £80-£200/year saving.
- Use online conveyancer comparison sites — often £100-£300 cheaper than agent-referred firms.
Worked example 1 — first-time buyer £250,000 starter home
| Cost | Amount |
|---|---|
| SDLT (FTB relief) | £0 |
| Conveyancing legal fees | £1,200 |
| HM Land Registry | £200 |
| Searches | £400 |
| Survey (Level 2) | £600 |
| Mortgage product fee | £999 |
| Lender valuation (free) | £0 |
| Removal (3-bed local) | £900 |
| Total moving cost | £4,299 |
Worked example 2 — home-mover £400,000 family home
| Cost | Amount |
|---|---|
| SDLT | £10,000 |
| Conveyancing (buy + sell) | £2,400 |
| HM Land Registry | £295 |
| Searches | £450 |
| Survey (Level 2) | £750 |
| Mortgage product fee | £1,499 |
| Lender valuation | £300 |
| Removal (4-bed 50-mile) | £1,800 |
| EPC for sale | £75 |
| Estate agent (1.2% + VAT on £350k sale) | £5,040 |
| Total moving cost | £22,609 |
Worked example 3 — long-distance move from £350k to £450k London leasehold
| Cost | Amount |
|---|---|
| SDLT (above £500k FTB cap, standard rates) | £12,500 |
| Conveyancing (leasehold + selling) | £3,200 |
| HM Land Registry | £330 |
| Searches (London + leasehold) | £600 |
| Survey (Level 2, London surcharge) | £900 |
| Mortgage product fee | £1,499 |
| Lender valuation | £400 |
| Removal (3-bed 200-mile) | £2,200 |
| EPC for sale | £75 |
| Estate agent on £350k sale | £5,040 |
| Storage 1 month (chain gap) | £200 |
| Total moving cost | £26,944 |
How to use the calculator effectively
Practical tips:
- Run before offer. Get the total figure before making an offer so you know the all-in cost — not just the deposit.
- Use FTB toggle accurately. First-time buyer relief is worth £0-£15,000+ in SDLT savings; getting it wrong distorts the figure materially.
- Adjust removal distance. Local vs long-distance moves differ by £500-£1,500.
- Pick the right survey level. Don't underspecify for older properties.
- Compare scenarios. Run the calculator at three price points to see the SDLT cliff effect.
Cash flow timing of moving costs
Moving costs don't all hit at once — they arrive across the 8-12 week conveyancing period:
- Week 1: Conveyancer's initial deposit (£200-£500). Survey (£500-£1,500).
- Week 2-4: Searches (£350-£550).
- Week 4-6: Mortgage product fee if added to loan, otherwise at completion.
- Week 8-10: 10% deposit at exchange.
- Week 10-12: Remaining cash (deposit balance, SDLT, legal fees) at completion. Removal at completion or day after.
- Month 2 post-completion: First council tax instalment.
- Month 3 post-completion: First mortgage payment.
Plan cash flow so the right amounts are available at the right times — particularly the 10% deposit at exchange, which is often the largest single transfer in the process.
Final budgeting check before exchange
Run the calculator one more time the week before exchange with every figure confirmed. The 10% deposit you transfer at exchange is the largest single moving-related transaction — confirming total cash needed at this point avoids any last-minute scramble.
Related guides
Related calculators
Cost estimates last reviewed: 6 June 2026.