Moving home is not only about the price of your next property. The full cost can include selling fees, legal work, stamp duty, surveys, removals, mortgage charges and the cash you may want to keep aside after completion.
Some costs are easy to spot early. Others only become clear once you know your sale price, purchase price, mortgage route and moving date.
Understanding these costs before you make an offer can help you set a more realistic budget and avoid stretching your finances too far.
Before you estimate your moving costs
- Moving costs can include both buying and selling expenses.
- Stamp duty can be one of the largest costs, depending on your purchase price and buyer status.
- Estate agent fees usually apply when selling a property.
- Legal fees, surveys, removals and mortgage charges can all affect your final budget.
- Keeping a cash buffer after completion can help with repairs, furnishings or unexpected expenses.
Estate agent fees
Estimated costs: around £3,600 to £10,800 on a £300,000 sale
If you are selling your current home, estate agent fees can be one of the larger moving costs. Many estate agents charge a percentage of the final sale price, while some may offer a fixed-fee service.
The amount you pay can depend on your property value, location, agency type, contract terms and whether VAT is included. It is worth checking exactly what the fee covers, including photography, floorplans, accompanied viewings and marketing.
Estate agent fees are usually paid by the seller once the sale completes.
Legal and conveyancing fees
Estimated costs: around £1,500 to £3,000+ when buying and selling
You will usually need legal support when selling your current home and buying your next one. Your conveyancer or solicitor handles the legal transfer, contracts, searches, lender requirements and completion funds.
If you are both selling and buying, you may have legal costs on both sides of the move. Leasehold properties, gifted deposits, additional borrowing or complex chains can also add extra work and cost.
Legal fees can vary, so it is worth checking what is included in the quote. Search fees, bank transfer fees and VAT may be listed separately.
Stamp duty
Estimated costs: around £0 to £10,000+ depending on purchase price, location and buyer status
Stamp duty can be one of the largest upfront costs when buying your next home. The amount you pay depends on the purchase price, where the property is located and whether you qualify for any reliefs or higher-rate rules.
Different rules apply across the UK, so it is worth checking the figure for the area where you are buying before making an offer. Your position may also change if you are a first-time buyer, buying an additional property or replacing your main residence.
Stamp duty can affect how much cash you have available for your deposit, legal fees, removals and other moving costs. For that reason, it should be included early when planning your moving budget.
Survey and valuation costs
Estimated costs: around £400 to £1,500+
A property survey can help you understand the condition of the home you want to buy. The cost can depend on the type of survey, property size, age, location and level of detail required.
A more basic report may cost less, while a detailed survey may cost more. However, a survey can help identify potential repair costs before you commit fully to the purchase.
Your lender may also arrange a valuation to check whether the property is suitable security for the mortgage. Some mortgage products include a free valuation, while others may involve a fee.
Removal costs
Estimated costs: £400 to £1,000+
Removal costs depend on how much you are moving, how far you are travelling, access at both properties and whether you need packing services. MoneyHelper lists removals as a typical selling and moving cost, with costs often starting from several hundred pounds.
A smaller local move may cost less, while a larger home, long-distance move, packing service, storage or difficult access can increase the price.
It is worth getting quotes early, especially if you are moving during a busy period or need a specific completion date.
Mortgage fees and charges
Estimated costs: £0 to £3,000+ before any early repayment charge
Your mortgage can also affect the cost of moving. You may need to pay arrangement fees, product fees, valuation fees, broker fees or transfer fees, depending on the route you choose.
If you leave your current mortgage deal early, an early repayment charge may apply. This can be one of the most important costs to check before deciding whether to port your mortgage, switch lender or arrange a new deal.
Some fees may be paid upfront, while others may be added to the mortgage. Adding fees to the mortgage can reduce upfront cost, but it may increase the interest paid over time.
Repairs, furnishings and setup costs
Estimated costs: around £400 to £1,000+
Removal costs depend on how much you are moving, how far you are travelling, access at both properties and whether you need packing services.
A smaller local move may cost less, while a larger home, long-distance move, packing service, storage or difficult access can increase the price.
It is worth getting quotes early, especially if you are moving during a busy period or need a specific completion date.
How moving costs can add up
Moving costs can be easier to understand when you look at the main expenses together.
How the numbers could look
Current sale
Current home sale price: £300,000
Estate agent fee estimate: £4,500
Selling legal fees: £1,200
Next purchase
New home purchase price: £400,000
Stamp duty estimate: £10,000
Buying legal fees and searches: £1,800
Survey costs: £700
Moving and mortgage costs
Removal costs: £1,000
Mortgage product or arrangement fee: £999
Repairs and setup costs buffer: £2,000
Estimated total
Estimated moving costs: £22,199
What this shows
Moving costs can quickly add up across the sale, purchase, mortgage and physical move.
In this example, the homeowner may need to allow around £22,199 for moving costs before factoring in their deposit.
These costs are separate from the deposit used towards the next property, so they need to be allowed for when planning your moving budget.
This is only a simplified example. Your actual costs will depend on your sale price, purchase price, location, mortgage deal, lender, solicitor, property type and how much work the new home needs.
How moving costs affect your mortgage budget
Moving costs can reduce the cash you have available for your next deposit. This can affect the mortgage amount you need, your loan-to-value and your monthly repayments.
For example, if your equity looks strong on paper, you may still need to keep some of it aside for estate agent fees, legal costs, removals and stamp duty. Using too much cash for your deposit can leave less room for unexpected costs after completion.
This is why it helps to look at your deposit, mortgage and moving costs together rather than treating each one separately.
Benefits and trade-offs of planning moving costs early
Planning your moving costs early can help you make better decisions before you commit to your next home.
Benefits
Set a clearer moving budget
Knowing your likely costs can help you understand how much you may have available for your next deposit.
Avoid stretching too far
Factoring in fees, tax and removals can reduce the risk of committing to a property that leaves too little cash available.
Compare mortgage routes properly
Mortgage fees, early repayment charges and product costs can affect whether porting, borrowing more or switching lender makes sense.
Things to consider
Some costs depend on your final sale and purchase price
Your exact figures may not be clear until you know your sale price, purchase price and mortgage route.
Lower upfront cost is not always cheaper overall
Adding mortgage fees to the loan or choosing a longer term may reduce the upfront cost but increase the amount paid over time.
You may need a cash buffer after completion
Repairs, furniture, utilities and setup costs can appear after you move, so using all available cash may reduce flexibility.
How to work out what your move could really cost
Before making an offer or setting your next budget, it helps to look at the full cost of the move.
Ask yourself:
- What could my current home realistically sell for?
- How much equity will I have after repaying my mortgage?
- What estate agent and legal fees will I need to pay?
- How much stamp duty could apply to my next purchase?
- What survey, valuation and removal costs should I allow for?
- Will my current mortgage trigger early repayment charges?
- How much cash do I want to keep after completion?
The right budget should allow for the property price, mortgage repayments and the wider costs of moving.
How Muttuo Mortgages can help
Muttuo Mortgages can help you understand how moving costs could affect your next mortgage.
We can look at your equity, deposit, borrowing needs, likely repayments and mortgage options. We can also help you compare whether porting your current mortgage, borrowing more, switching lender or arranging a new mortgage deal could work better for your move.
Because Muttuo is a whole-of-market mortgage broker, we can compare options across the market and explain how rates, fees, early repayment charges, loan-to-value and lender criteria could affect your plans.
The aim is not just to help you find a mortgage. It is to help you understand how the full cost of moving fits around your next home, budget and long-term plans.
Want to understand your moving costs?
Muttuo Mortgages can help you compare moving-home mortgage options across over 100 lenders, so you can see how your deposit, borrowing needs and moving costs fit together.
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Frequently asked questions about the cost of moving home
How much does it cost to move home?
The cost can vary widely, but it may include stamp duty, estate agent fees, legal fees, surveys, removals, mortgage fees and setup costs.
Your total moving cost depends on whether you are buying, selling or both. It also depends on your purchase price, sale price, location, property type, mortgage deal and moving plans.
For many home movers, the biggest costs are stamp duty, estate agent fees, legal fees and removals. Mortgage fees and early repayment charges can also affect the total cost.
Do I pay estate agent fees when moving home?
Usually, you pay estate agent fees if you are selling your current property.
Estate agent fees are usually paid by the seller when the sale completes. The amount may be based on a percentage of the sale price or a fixed fee, depending on the agent and contract.
If you are only buying and not selling, you usually do not pay the seller’s estate agent.
Is stamp duty included in moving costs?
Yes. Stamp duty can be one of the largest costs when buying your next home.
Stamp duty depends on the purchase price, buyer status and where in the UK the property is located. England and Northern Ireland use Stamp Duty Land Tax, Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax.
It is worth checking this early because stamp duty can affect how much cash you have available for your deposit and other moving costs.
Can moving costs affect how much I can borrow?
Yes. Moving costs can reduce the cash available for your deposit and may affect your overall budget.
If moving costs reduce the deposit you can use, you may need a larger mortgage. This can affect your loan-to-value, repayments and the mortgage options available.
Lenders will also assess your income, spending, debts and regular commitments when deciding how much you may be able to borrow.
Should I use all my equity for my next deposit?
Not always. Keeping cash aside can help with moving costs, repairs and unexpected expenses.
Using more equity for your deposit may reduce the amount you need to borrow and could lower your loan-to-value. However, using all available cash can reduce flexibility after you move.
It is worth balancing your deposit, mortgage amount, monthly repayments and the cash you want to keep available after completion.
Can Muttuo Mortgages help me plan moving costs?
Yes. Muttuo Mortgages can help you understand how moving costs, deposit, equity and mortgage options could fit together.
Muttuo Mortgages can compare moving-home mortgage options and help you understand how your costs may affect your next move.
We can look at porting, borrowing more, switching lender or arranging a new deal, so you can compare your options before committing to your next property.
