UK 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
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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
Cost estimates last reviewed: 8 May 2026.