How much does it cost to move house in 2026?

Stamp Duty Land Tax is the largest single cost for most buyers. First-time buyers pay nothing on the first £300,000 (rising from £425,000 pre-April 2025) and 5% on the portion between £300,000 and £500,000. Non-first-time buyers pay nothing on the first £125,000, then 2% on £125,001 to £250,000, and 5% on £250,001 to £925,000. On a £300,000 property, that is £0 for a first-time buyer or £2,500 for a non-first-time buyer.

Solicitor or conveyancer fees range from £1,000 to £2,500 including disbursements (searches, Land Registry fees, bank transfer fees). Leasehold adds £200 to £500 in extra legal work. Get a fixed-fee quote and check what disbursements are included.

Survey costs: a homebuyer report is £400 to £700; a full building survey is £600 to £1,500 depending on property size and location. New builds do not need a survey but should have a snagging inspection (£300 to £500).

Removals cost £800 to £2,000 for a local move (2 to 3 bed) and £1,500 to £4,000 for a long-distance move. Packing services add £200 to £500.

Mortgage arrangement fee: £0 to £2,000 depending on the deal. Fee-free mortgages exist but often have a slightly higher rate, and vice versa. Your broker should model both options.

Valuation fee: some lenders charge £0 to £600 for the mortgage valuation. This is separate from your survey.

Buildings insurance: required from exchange, not completion. Budget £150 to £400 per year. You must have it in place before you exchange contracts.

Moving day costs: van hire or removals, cleaning the old property, takeaway because the kitchen is packed, emergency purchases for the new place (curtains, light bulbs, toilet roll). Budget £200 to £500 for the day itself.

Address changes: Royal Mail redirection costs £35 for 3 months. New driving licence is free but takes 2 to 3 weeks.

Immediate repairs or improvements: the things you plan to do before the furniture goes in, new locks (£100 to £200), professional clean (£150 to £350), painting (£200 to £800 per room if professional).

Energy switching: your fixed tariff does not move with you. Budget for potentially higher energy costs in the first months while you find the best deal for the new property.

First-time buyer purchasing at £300,000: Stamp duty: £0 Solicitor: £1,200 to £1,800 Survey: £400 to £700 Mortgage fees: £0 to £1,500 Removals: £500 to £1,500 (often less stuff) Other costs: £500 to £1,000 Total: roughly £2,600 to £6,500

Chain mover purchasing at £300,000 and selling at £250,000: Stamp duty: £2,500 Buying solicitor: £1,200 to £1,800 Selling solicitor: £800 to £1,400 Survey: £400 to £700 Estate agent fees: £2,500 to £5,000 (1% to 2% of sale price) EPC for sale: £60 to £120 Mortgage fees: £0 to £1,500 Removals: £800 to £2,000 Other costs: £500 to £1,500 Total: roughly £8,760 to £14,520