The true cost of moving
Moving usually costs more than you budget for. This calculator covers everything, stamp duty, legal fees, surveys, removals and the costs nobody warns you about.
Stamp Duty (SDLT)
£0SDLT with first-time buyer relief: 0% to £300,000, 5% to £500,000.
| Cost | Low | High |
|---|---|---|
| Conveyancing (legal fees) | £1,000 | £1,800 |
| Searches (local authority, drainage, environmental) | £250 | £500 |
| Survey (Level 2 – Level 3) | £500 | £1,200 |
| Mortgage arrangement / booking feesOften added to the loan, £0 if fee-free deal | £0 | £1,500 |
| Removals | £600 | £1,600 |
| Buildings insurance (first year) | £150 | £400 |
| Royal Mail redirection (12 months) | £43 | £90 |
| Contingency (10%)A buffer for the costs that only surface once you are in | – | £709 |
| Total (including stamp duty) | £2,543 | £7,799 |
Keep this budget against your move
Saved with your move, tracked against what you actually spend, and updated when the stamp duty rates change at a fiscal event.
Free, and the answer above is yours either way.
Estimates for guidance only, based on 2025/26 tax rates and typical market prices for England & Wales. Tax rules change at fiscal events, verify current rates with HMRC (England) or the Welsh Revenue Authority before relying on a figure. Not financial advice.