How much does it cost to move house?

If you’re planning on buying or selling property, you must understand the full cost of moving house – from estate agent fees and legal costs to stamp duty and removal costs.

Based on the average UK property price of £292,000 in 2025, the average moving costs are around £10,519, according to the HomeOwners Alliance.

This may seem like a large chunk of money, but the experts at GD Property Solicitors are here to break everything down for you, to make it easier to understand – and see where you can save money.

Average cost for moving house

The costs involved when buying a house are around the same figure as selling costs but broken down differently.

We’ll start by looking into the costs involved with buying a house.

Average costs of buying a house (£5019):

Homebuyers insurance – £69

Stamp duty – £2100

Conveyancing fees – £1050

Mortgage fees – £1000

Building survey – £650

Mortgage valuation fees – £150

Stamp duty

From April 1st 2025, the amount you pay stamp duty is changing, adding thousands of pounds to the cost of moving house.

The temporary increases to stamp duty thresholds in September 2022 – which saved home buyers thousands – are ending at the end of March 2025, with first-time buyers likely to be the most affected.

Somebody buying a house with a purchase price up to £250,000 would pay no stamp duty before the changes in April 2025. However, that threshold is dropping to just £125,000. A property priced between £125,001 and £250,000 will now incur a 2% charge.

The current stamp duty rates for a person’s main residence in the UK are:

• Up to £250,000 – 0%
• £250,001 to £925,000 – 5%
• £925,001 to £1.5 million – 10%
• Over £1.5m – 12%

The new stamp duty rates from April 1st are:

Over £1.5m – 12%

Up to £125,000 – 0%

£125,001 to £250,000 – 2%

£250,001 to £925,000 – 5%

£925,001 to £1.5 million – 10%

Conveyancing fees

When buying a house, it’s recommended that you obtain the use of a conveyancing solicitor. They’ll handle the complexities of the conveyancing process, including organising the transfer of funds, property searches and surveys, important documentation and arranging the exchange of contracts.

This service must be paid for, of course, and the average cost for conveyancing in the UK can end up between £300 and £1500, depending on the value of the property.

You’ll also have to pay disbursement fees, and the total cost can reach around £700. This can include a variety of local property searches (£250-£450) and registering the change of ownership on the Land Registry, which can cost between £200 and £300. If the property is a leasehold property, this price will increase.

Mortgage fees

Many mortgages require an up-front payment, which is typically between £500 and £1500. You can choose to pay this in a lump sum or add it to your mortgage.

Building surveys

When purchasing a house, you should ensure a house survey is done to determine the true condition of the property.

Depending on the type of survey you choose and the value of your property, the price can range from £300 to more than £1500.

There are three different levels of home surveys:

Level 3 – Building Survey: Full structural survey with an in-depth view of the property’s condition.

Level 1 – Condition Report: Visible defects and condition rating.

Level 2 – Homebuyer Report: Condition of property with a relative importance of problems and advice on repairs.

Mortgage valuation fees

When obtaining a new mortgage, the lender will perform a valuation survey on your desired property to confirm its value.

This fee can vary depending on the value of the property, but you can expect to pay somewhere between £100 and £300.

Removal company

When moving house, you’ll more than likely have to rely on a professional removal company. Or, you may hire a van and do the moving yourself.

However, moving house can be a stressful time and a removal company has the experience and the manpower to be able to safely and securely pack everything away and transport it to your new home.

Many companies also offer a packing service, taking another stressful job off your hands.

Whatever you decide to do, you could be looking at a cost of around £500 for the actual house move.

Homebuyers Protection Insurance

The last thing anyone wants when moving house is for the purchase to fall through. That’s why homebuyer insurance is helpful because it can help to cover some of the legal, survey and mortgage lending costs if the worst does happen. Coverage can be available for around £69.

Average costs for selling a house

When selling a home, there are fewer things you have to pay for, but the price can still be in the same region as when buying property.

The average costs of selling a house (£4910):

• Estate agent fees – £4150
• Conveyancing – £700
• Energy Performance Certificate – £60

Estate agent costs

Once your house has been sold, you’re required to pay your estate agents.

The average estate agent fee in the UK in 2025 is 1.42%, including VAT. And, given the average property value in the UK is £292,000, this would result in estate agent fees of £4150.

Estate agents’ costs can vary depending on which one you use, though.

Conveyancing

Just like you need a conveyancing solicitor when buying a house, you’ll need one to process your sale.

When selling property and moving house, expect to pay between £600 and £800 in legal fees – but this will be higher if you’re selling a leasehold property.

You will also need to supply the buyer with a Leasehold Management Pack, which can cost upwards of £300.

Energy Performance Certificate

An Energy Performance Certificate’s cost ranges between £60 to £120 depending on your local assessor’s prices.

It is required by law that you have an Energy Performance Certificate before you sell your property. This provides an energy rating for the property, providing information on how energy efficient it is, with ‘A’ being the highest and ‘G’ the lowest.

General costs when moving house

When moving house, there are a couple of other things you will have to account for in your budget.

Packing materials

Earlier, we touched on the costs of hiring a removal company but, within this, you’ll have to incorporate packing materials into this.

When packing boxes, you’ll need to buy plenty of boxes and tape to ensure your belongings are secured and can travel to your new home safely. Tape, bubble wrap and boxes could total around £100, so be sure to account for this when budgeting.

Temporary storage

Occasionally, there can be a slight gap between completing a house and getting the keys. You may have to move out of your home and have to wait a day or two before you can move into your new property.

In this case, short-term storage units are a lifesaver and can cost between £25 and £100 for the week, depending on how much you need to store.

Postal redirect

When moving house, it’s a good idea to let companies know about it. For any that you miss, though, you can order the Royal Mail to redirect your post to your new address.

You can redirect your mail to any UK or overseas address for 3, 6 or 12 months from just £39.50.

Hire reliable and affordable conveyancing solicitors

So, you’re ready to move house? Well, you’ll need conveyancing solicitors to handle the legal process for you!

Fortunately, we’re experts in our field and have helped hundreds of people complete their dream house purchase all over the UK – and for an affordable price.

So, if you’re looking to save money in some areas, we can help you with our efficient and professional online conveyancing services.

For information on how long it takes to sell your house, read our blog.

Interested in our conveyancing services? Don’t hesitate to contact us right away by calling 0161 710 1786 or by sending an email to info@gdlegal.co.uk.