Cost of Moving House in the UK: What to Budget For

Cost of moving house at a glance

What is the average cost of moving house in the UK?

The figures above are based on a typical freehold sale and purchase in England. The total shifts considerably depending on the type of move you are making.

If you are buying and selling, the legal, tax, and agent costs dominate the budget well before transport comes into the picture. If you are renting, you avoid most of those costs, but the move can still feel expensive because several payments tend to land together: deposit, rent in advance, transport, cleaning, and setup costs.

The factors that usually make the biggest difference are whether you are renting, buying, selling, or all three; the value of the property; how much you are moving; and whether your dates line up cleanly or leave a gap that requires storage or temporary accommodation.

How moving costs break down

Costs when selling your home

Estate agent fees

For most sellers, this is one of the biggest headline costs. MoneyHelper says sellers usually pay 1% to 3% of the final sale price plus 20% VAT when using an estate agent. Online agents often charge a flat fee instead.

The important budgeting point is that these fees scale up fast. Once the property value rises, even a small difference in fee percentage can mean a noticeably bigger bill. This is one of the clearest examples of why moving house costs are often driven more by the transaction than by the move itself.

Legal fees for selling

If you are selling, you will usually need a solicitor or licensed conveyancer to handle the legal side of the transaction. These costs are easy to mentally bundle into the wider buying process, especially if you are moving from one owned property to another, but they still need their own place in the budget.

The practical mistake is to treat selling costs as if they begin and end with the estate agent. In reality, the legal side is part of the core cost of moving home, not an afterthought.

Mortgage exit or early repayment charges

If you are leaving your mortgage deal early, you may also face an exit fee or early repayment charge. MoneyHelper notes that changing your mortgage can cost £1,000 or more, and that extra charges may apply depending on your deal.

Costs when buying a home

Mortgage fees

Mortgage fees can add more to the total than many buyers expect. MoneyHelper lists typical costs such as a booking fee of £100 to £200, an arrangement or product fee of £1,000 to £2,000+, and a mortgage account fee of £100 to £300.

Some lenders let you add these costs to the mortgage, but that means paying interest on them over time. That can make a deal feel lighter upfront than it really is, which is why it is worth looking at the full cost rather than just the immediate outlay.

Valuation fees

A lender valuation is there to protect the lender, not to give you a full picture of the property’s condition. It checks whether the property is worth what the lender is being asked to lend against.

In some cases the lender covers this cost, but buyers may still need to budget roughly £150 to £800, depending on the property value.

Survey fees

A survey is optional, but many buyers still pay for one because it can flag issues before contracts are exchanged. Survey costs can range from around £400 to £1,500.

As a rough guide:

• Level 1 Home Survey (Condition Report) suits newer or more straightforward properties
• Level 2 Home Survey (Home Buyer Report) is often the middle-ground choice for conventional homes
• Level 3 Home Survey (RICS Building Survey) is more detailed and is often chosen for older homes, unusual buildings, or properties where condition is a bigger concern

The right survey is usually driven by the property, not by a desire to keep the cost down at all costs. Skipping the wrong survey to save money can be expensive later.

Conveyancing and legal fees

Legal fees are one of the core unavoidable costs of buying. MoneyHelper puts a typical combined figure for buying and selling at around £2,000 including VAT, while local searches alone are often around £250 to £300.

This is where the wider point becomes clear: moving house costs are not mainly a transport question. The legal and transaction side often outweighs the move itself.

Stamp Duty, Land Transaction Tax and LBTT

For many buyers, tax is the biggest non-deposit cost.

In England and Northern Ireland, Stamp Duty Land Tax applies above the threshold. The standard residential threshold is £125,000, while eligible first-time buyers can get relief with a threshold of £300,000 on properties worth £500,000 or less. Wales uses Land Transaction Tax, and Scotland uses Land and Buildings Transaction Tax.

This is one of the costs where a short article summary only gets you so far. It is better to check the current official calculator or tax page for your nation and purchase price before budgeting for it in detail.

Removal and transport costs

Transport is often the first thing people think about, but in a full house-move budget it sits alongside several other cost groups. It is still one of the most practical parts of the budget to compare once you know your dates, property type, and roughly how much you need to take.

Hiring a removals company

A full removals service often makes more sense when you want a more hands-off move, especially if you are dealing with a larger household, more furniture, or the kind of job where you would rather not manage all the packing, lifting, and logistics yourself. Costs usually rise with the size of the move, the amount you are taking, and how awkward access is at either end.

Distance is only part of the picture. Access, van size, and how much carrying help is needed often do just as much to shape the setup of a move. Flat moves are a good example. Two flats covering a similar distance can still need very different setups once floor level, lift access, parking, stairs, and help level are factored in.

Using a man and van

A man and van often suits smaller home moves where the volume is manageable and you want more help than a DIY move, without needing the fuller setup often associated with larger removals jobs. It can be a good fit when you are happy to handle some parts of the move yourself, such as packing or unpacking, but still want help with the transport and carrying side.

This page is about the full cost of moving house, so transport is only one line in the wider budget. If you want a deeper pricing breakdown, see our guides on how much a man and van costs and our man and van price guide.

Van hire and DIY moving

Self-drive can look cheaper at first glance, especially for shorter moves. But the real trade-off is usually less about whether it is cheaper on paper and more about how much time, effort, and practical hassle you are taking on yourself.

It is worth factoring in:

• fuel
• mileage limits
• parking and access
• your own lifting time
• the chance of needing extra trips
• extra packing materials
• the admin of collection and return

DIY moving can still make sense, especially for smaller and simpler moves, but the practical cost can rise quickly once extra trips, access issues, storage, and your own time are factored in. One of the least appealing parts of a DIY move is that once you have finished loading, unloading, and unpacking, you may still need to return the van before the day is actually over.

How moving costs vary by situation

The average figures above give a useful baseline, but individual costs can shift considerably depending on your property, location, and the choices you make. The table below shows the typical range for each cost, along with the main factor that tends to push it higher or lower.

Use these as planning ranges rather than fixed prices. They are most useful for spotting where your own move might sit above or below the average, not for assuming a precise total.

Use these as planning figures only. Costs such as Stamp Duty, deposits, upfront rent, temporary accommodation, and broadband setup are usually better checked against your own situation because the variation is too wide for one neat range to be genuinely useful.

Packing, storage and setup costs people often forget

Packing materials and packing services

Packing supplies are one of the most common under-budgeted costs. Even a smaller move can need more than people expect once you add up boxes, tape, bubble wrap, paper, mattress covers, furniture covers, and wardrobe boxes.

Professional packing is optional, but some people choose it because they are short on time, have fragile items, or want to avoid a last-minute scramble. Even if you pack yourself, buying materials early usually works out better than leaving it until the last few days, when you are more likely to pay more and buy badly.

For practical prep, see our packing tips for moving house.

Storage costs

Storage often appears when dates do not line up cleanly. That might happen because completion is delayed, your new tenancy starts later than planned, or you need to clear a property before you can move fully into the next one.

Timing gaps are one of the most common reasons a moving budget drifts. Once storage enters the picture, the cost is rarely just the unit itself. It can also mean extra transport, extra handling, and more time spent coordinating access.

Mail redirection

Mail redirection is easy to treat as a small admin task, but it can save a lot of follow-up later. Royal Mail offers redirection for 3, 6, or 12 months, and says you should allow at least five working days to arrange it.

It is not a major cost compared with legal fees or deposits, but it can stop important letters from going to the wrong address while you are still updating accounts and services.

Broadband, utilities and connection costs

Setup costs are not always dramatic, but they become frustrating quickly if they are left too late. These can include activation or installation fees, overlapping bills, final bills at the old address, and occasional exit charges.

The bigger issue is often timing rather than the amount itself. A modest fee is easier to absorb than moving in and realising your broadband start date is still a week away. Take meter readings and photos on moving day. It is one of the simplest ways to avoid unnecessary disputes later.

Hidden moving-day costs that can catch you out

This is where budgets often start to drift, not because of one huge surprise but because of a cluster of smaller costs landing all at once.

Common hidden costs include:

• parking permits or suspension charges
• last-minute cleaning
• childcare or pet care
• takeaway food when the kitchen is packed up
• extra tape, boxes, or protective materials
• extra time if access is harder than expected
• overnight essentials if the move-in is delayed
• repeated admin or duplicate charges if providers were not updated in time

Individually, most of these do not look serious. Together, they can push the total well past what people thought they had allowed for, especially in the final week when there is less room to plan around them.

For the practical side of the day itself, our moving day essentials guide is a useful companion.

Moving house costs if you are renting

Renters usually avoid the biggest buying and selling costs, which changes the shape of the budget straight away.

You will usually not need to pay for:

• Stamp Duty, LTT, or LBTT
• conveyancing
• mortgage fees
• lender valuation
• surveys tied to a purchase

But rental moves can still be expensive because of:

• deposit
• upfront rent
• transport
• cleaning
• utility and broadband setup
• mail redirection
• occasional checkout or inventory-related costs

For many renters, the real pressure is not the van. It is having several housing-related payments land at the same time. That is why rental moves can still feel expensive even when the transport side is relatively simple.

How to budget for moving house without missing costs

The best way to budget for a move is to stop treating it as one number.

Split the costs into three groups first, then build from there.

Fixed costs

These are the costs you are very likely to pay, such as legal fees, tax, deposit, upfront rent, or basic transport.

Variable costs

These depend on the details of your move, such as removals, storage, packing supplies, and installation charges.

Optional costs

These include things like professional packing, deeper cleaning help, or storage you may be able to avoid with better timing.

A few practical ways to make the budget more accurate:

• separate buyer and seller costs from moving-day costs
• get transport quotes early, once you know roughly how much you are moving
• check what is and is not included in quotes
• compare options before booking
• leave a small buffer so hidden extras do not throw the plan off course

The key is not to aim for a perfectly precise figure too early. A better approach is to get the big cost groups clear first, then tighten the smaller lines as your dates, property details, and transport plans firm up.

If your move is cost-sensitive, our guide to moving on a budget can help you cut avoidable spend without cutting corners on the essentials.

You may also find it helpful to work through a full moving house checklist so the admin side is budgeted properly as well as the move itself.

FAQs

Related moving guides

These guides cover the parts of the move most closely connected to costs, planning, and the day itself:

Sources

All figures are drawn from the following sources. Where data has been used to calculate the average cost breakdown, the relevant source is noted.

• UK House Price Index, England, March 2026 – GOV.UK — basis for the £290,000 England average house price used throughout this guide
• Stamp Duty Land Tax: residential property rates – HMRC — current SDLT rates and thresholds used to calculate the £4,500 figure
• Solicitor fees for buying a house – Compare My Move — conveyancing fees for buyers (£1,483 average freehold) and search pack disbursements (£374)
• Solicitor fees for selling a house – Compare My Move — conveyancing fees for sellers (£1,189 average freehold) and statutory disbursements (£84)
• Home survey types, costs and benefits – RICS — survey costs used for Level 3 building survey (£656) and mortgage valuation fee (£354)
• Estimate your overall buying and moving costs – MoneyHelper — mortgage arrangement fee (£1,000 average) and mortgage booking fee (£150)
• Registration services fees – HM Land Registry — Land Registry fee (£150, Scale 1 electronic filing)
• Homebuyers protection insurance – HomeOwners Alliance — homebuyers protection insurance (£74)
• Estate agent fees – HomeOwners Alliance — average estate agent commission used in the breakdown (1.42% inc. VAT, £4,118 on a £290,000 property)
• Mail redirection – Royal Mail — redirection pricing used for the logistics figure (£45, single adult, 3-month duration)
• Buying a house in England, Wales and Northern Ireland – MoneyHelper — broader cost guidance and buying timeline
• Land Transaction Tax – GOV.WALES — equivalent to SDLT for properties in Wales
• Land and Buildings Transaction Tax – Revenue Scotland — equivalent to SDLT for properties in Scotland