How Much Does It Cost to Move House in the UK?
The total cost of moving house in the UK typically ranges from £1,750 to £16,500+, depending on your property value, whether you're a first-time buyer, and which fees apply to your situation:
- First-time buyers (£300,000 property): £4,500–£8,300 — no stamp duty, but solicitor fees, survey, removal, and deposits all apply
- Second movers (£300,000 property): £7,000–£13,000 — stamp duty (£2,500–£5,000) is the biggest additional cost
- Second movers (£500,000 property): £14,900–£16,500 — stamp duty alone is £12,500
The removal company is usually the smallest cost. Solicitor fees and stamp duty dominate the total for most buyers. Here's every fee broken down.
Quick Summary: Total Moving House Costs by Property Price
| Property Value | Removal | Solicitor | Survey | Stamp Duty | Est. Total |
|---|---|---|---|---|---|
| £200,000 | £500–£900 | £850–£1,400 | £400–£600 | £0–£1,500 | £1,750–£4,400 |
| £300,000 | £600–£1,100 | £900–£1,500 | £500–£700 | £2,500–£5,000 | £4,500–£8,300 |
| £400,000 | £700–£1,200 | £950–£1,500 | £550–£750 | £7,500–£10,000 | £9,700–£13,450 |
| £500,000 | £800–£1,500 | £1,000–£1,600 | £600–£900 | £12,500 | £14,900–£16,500 |
Stamp duty figures shown are for non-first-time-buyers on a standard residential purchase. First-time buyers pay less or nothing up to £425,000. Use our stamp duty calculator for your exact figure.
1. Removal Company Costs
The removal company is the fee most people think about first. Average UK removal costs:
| Property Size | Local Move | Long Distance |
|---|---|---|
| 1-bed flat | £250–£450 | £400–£700 |
| 2-bed house | £400–£700 | £600–£1,000 |
| 3-bed house | £600–£1,000 | £900–£1,400 |
| 4-bed house | £800–£1,400 | £1,100–£1,800 |
| 5-bed house | £1,200–£2,000 | £1,800–£3,000 |
Extras that cost more: professional packing (£200–£600), dismantling and reassembly (£50–£150), piano or specialist item handling (£80–£500), and storage (£15–£30/week).
Use our free calculator to get an instant estimate for your move.
2. Conveyancing / Solicitor Fees
Conveyancing is the legal process of transferring property ownership. You need a conveyancing solicitor whether you're buying, selling, or both.
| Transaction | Typical Fee Range |
|---|---|
| Buying only | £850–£1,500 |
| Selling only | £700–£1,200 |
| Buying and selling | £1,700–£3,000 |
Fees include legal work, Land Registry registration, and standard searches (local authority, drainage, environmental). Additional searches may apply depending on the property.
Tip: Use an online conveyancing comparison service — fees vary significantly and some high-street solicitors charge 30–50% more than online services for the same work.
3. Survey Costs
A property survey is carried out before exchange to identify structural issues or defects that might affect the purchase price.
| Survey Type | When to Use | Typical Cost |
|---|---|---|
| RICS Level 1 (Condition Report) | New builds or modern properties in good condition | £250–£400 |
| RICS Level 2 (HomeBuyer Report) | Most standard residential properties | £400–£700 |
| RICS Level 3 (Building Survey) | Older properties, unusual builds, or suspected issues | £600–£1,500 |
A survey can save you thousands — it's not unusual for a Level 3 survey to uncover issues worth £10,000+ in repairs.
4. Stamp Duty Land Tax (SDLT)
In England and Northern Ireland, Stamp Duty Land Tax applies to most residential property purchases. Rates from April 2025:
| Property Value | Standard Rate (SDLT) | First-Time Buyer Rate |
|---|---|---|
| Up to £250,000 | 0% | 0% up to £425,000 |
| £250,001 – £925,000 | 5% | 5% on portion above £425,000 |
| £925,001 – £1,500,000 | 10% | 10% |
| Over £1,500,000 | 12% | 12% |
Scotland uses LBTT and Wales uses LTT — rates differ.
Use our stamp duty calculator for your exact figure.
5. Mortgage Fees
If you're taking a mortgage, there are additional fees to budget for:
| Fee | Typical Cost |
|---|---|
| Mortgage arrangement / product fee | £0–£2,000 |
| Mortgage valuation | £0–£300 (sometimes free with some deals) |
| Broker fee (if using a broker) | £0–£500 |
Some deals have no arrangement fee but a higher rate — calculate the total cost over the deal period, not just the monthly payment.
6. Other Costs People Forget
These smaller costs add up:
| Cost | Typical Amount |
|---|---|
| Energy Performance Certificate (sellers) | £60–£120 |
| Deposit (if renting) | 4–5 weeks' rent |
| Packing materials (if self-packing) | £50–£200 |
| Royal Mail redirection (6 months) | £68 |
| End-of-tenancy cleaning | £100–£250 |
| Council Tax (new property, pro-rata) | Varies |
| Utility connections / broadband setup | £0–£100 |
| New boiler service / Gas Safety Certificate | £60–£120 |
How to Reduce the Total Cost of Moving House
1. Time your move carefully — moving in January, February, or November (off-peak months) can save 15–25% on removal costs compared to summer.
2. Get multiple removal quotes — prices vary 30–50% between companies for identical moves. Get at least 3.
3. Pack yourself — saves £200–£600 on professional packing fees.
4. Use an online conveyancing service — can save £300–£600 versus a high-street solicitor.
5. Check your stamp duty status — first-time buyers pay zero SDLT on properties up to £425,000. If you and your partner are joint buyers and one of you has owned property before, you lose first-time buyer relief.
6. Time your mortgage — some periods have better mortgage rates, and some lenders waive arrangement fees for specific products.
For a full week-by-week plan, see our moving house checklist with all fees included.