Cost of relocating a residence: What amount is required for a house move?
Moving house? Buckle up, it could be a costly ride.
The expense of moving has taken a leap after stamp duty thresholds dropped at the start of April 2025. So how much does it really cost to pack up and head to your new home?
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House prices have shown a slight dip recently, but don't let that fool you – moving costs aren't shrinking either.
First-time buyers now face stamp duty thresholds of £300,000 – a drop from the previous £425,000 – while home movers see a decrease from £250,000 to £125,000. This means an extra £2,000, on average, for homeowners in property tax.
Mortgage rates remain elevated, leaving borrowers wondering when they can expect a break.
But there's more to consider than just stamp duty and mortgage rates. Legal fees, surveys, removal costs, estate agent fees, and Energy Performance Certificates (EPC) all play a role in the total cost of moving.
According to recent data, the average cost of moving home in the UK is £13,978.[0] Breaking it down, this includes:
- Conveyancing – £2,002
- Survey – £425
- Removals – £697
- Stamp duty – £6,250 (including the added cost due to lower thresholds)
- Estate agent costs – £4,544
- EPC – £60
Add in an extra £2,000 due to the lowered stamp duty thresholds, and the moving costs soar to £15,978.
Toby Leek, President of NAEA Propertymark, commented on the issue: "The extra cost may be adsorbed within the price of properties, thereby raising overall prices slightly. But for many, this might stretch the limit of affordability, especially considering mortgage products remain competitive.[1]"
Costs Vary Across Regions
So where does your region stand? The average moving cost in England is £13,978, while Wales isn't far behind with £10,051. Northern Ireland and Scotland, however, see much lower average fees of £5,713 and £6,328, respectively.
Londoners inch the bill with an average moving cost of £30,048 -- the highest in the country, reflecting the city's higher property prices.[0]
Despite the high costs, there are ways to keep the total price tag lower:
Lowering the Cost of Moving Home
Stamp Duty
Unfortunately, stamp duty is unavoidable. Buyers in England and Northern Ireland are required to pay stamp duty on properties priced above £250,000 (£425,000 for first-time buyers), while the threshold in Scotland is £145,000 (£175,000 for first-time buyers).[1]
Your best bet in this area is to negotiate a lower property purchase price to reduce your tax bill.
Estate Agent Fees
The next major expense is typically the estate agent fees, with the average hanging around 1.42% of the selling price (including VAT).[2] To save, ask for quotes from several agents and negotiate the fees. Choosing two or more agents to market your home could help speed up the selling process but will set you back more than using a single agent.
Conveyancing Costs
Legal costs can add a substantial amount to your moving budget, but they don't have to. Fees vary by region, so consider choosing a conveyancer in a less expensive location (as most work can be done online without in-person visits). Need a recommendation? Ask friends for their insights.
Jonathan Stinton, head of mortgage relations at Coventry Building Society, has some sage advice: "A quick and efficient conveyancing process can be worth its weight in gold when your dream home is tantalizingly close to completion."[2]
Removals
The average removal cost is £658, but this can increase significantly with a large house or long distance. To save, compare prices and check reviews on Google or Trustpilot before booking. Moving during less busy periods, like the holiday season or midweek, may also help cut costs.
Survey Costs
Surveys vary in cost. The average cost in the UK is £425, but shopping around and comparing quotes can help you find a better deal.[3]
EPC
The Energy Performance Certificate, necessary for selling your home, generally costs between £35 and £120 (including VAT).[3] Compare quotes on Gov.uk to find the best price for your needs.
With these tips in mind, you can make a more informed decision regarding the cost of moving home in the UK. Don't forget to consider the unique aspects of your personal situation and coordinate with various service providers to fully understand the total cost.
[0] reallymoving.com[1] NAEA Propertymark[2] HomeOwners Alliance[3] CompareMyMove[4] Gov.uk
- Investing in real estate might seem overwhelming due to the high costs associated with moving, such as stamp duty, conveyancing, estate agent fees, removal costs, surveys, and Energy Performance Certificates (EPC).
- A recent change in stamp duty thresholds has made moving house even more costly, with homeowners now paying an average of £6,250 in property tax, £2,000 more than before the change.
- Personal finance experts suggest negotiating lower property prices, shopping around for estate agents and conveyancers, and comparing removal and survey costs to help reduce the total expense of moving.
