Moving house can add up fast, because the different costs span buying, selling fees, and the moving-day bill. Figures vary depending on your property price, mortgage deal and removals requirements, and some items (like stamp duty) are paid up front at completion.
Even on a straightforward house move, the price tag can shift if your property value changes or your mortgage offer needs updating.
This guide uses the latest available 2026 figures to set realistic ranges for each cost, so you can budget with confidence.
Why we show most costs as ranges: Quotes and fees change by property price, location, and service level. Use the lower end for a simple move, and the higher end for bigger homes, tricky access, or premium extras.
Summary of moving house costs
Cost of buying a house | |
|---|---|
Stamp duty | £0–£15,000* |
Conveyancing | £850–£1,900 |
Property survey | £500–£1,500 |
Mortgage fees | £0–£2,000+ |
Valuation fee | £0–£1,500 |
House deposit (% of property value) | 5%–20% |
Cost of selling a house | |
|---|---|
Estate agent fees | 0.9%–3.6% |
Solicitor fees | £600–£1,300 |
Energy performance certificate (EPC) | £60–£120 |
Capital gains tax | Applies only if selling a property that isn’t your main home |
Cost of moving house | |
|---|---|
Removal services | £800–£1,250 (typical 2–3 bed) |
Professional movers (large/long-distance) | £1,200–£4,890+ |
Mail redirection | £41.50 (up to 3 months) |
Professional cleaning service | £180–£415+ |
Self storage (2–3 bed contents) | £147–£181 per month |
Get a price match for London storage with HOLD; affordable, secure units tailored for house moves.
Costs crop up at different points in the moving process, so the sections below explain what you’ll pay and when.
Stamp Duty: what you pay in 2026
Stamp Duty Land Tax (SDLT) is the tax you pay when you buy a residential property in England and Northern Ireland above certain thresholds.
SDLT is often the highest cost on the buying side, and it changes sharply with property value and buyer status.
For a main residence purchased after 1 April 2025, standard SDLT starts at £125,000 (not £250,000), and you must file and pay within 14 days of completion (usually handled by your conveyancer).
Purchase price band | SDLT rate |
|---|---|
Up to £125,000 | 0% |
£125,001–£250,000 | 2% |
£250,001–£925,000 | 5% |
£925,001–£1.5m | 10% |
Over £1.5m | 12% |
As a reference point, stamp duty land tax on a purchase price of £292,000 in England or Northern Ireland is £4,600.
Stamp duty is usually paid up front at completion (your conveyancer files and pays it for you).
First time buyer: relief can reduce SDLT (rules differ), so check your status before you pay anything.
Wales and Scotland: Wales uses land transaction tax, and Scotland uses LBTT (different rates/bands).
Legal fees: conveyancing fees for buying and selling
As a rough guide, solicitor fees for buying a house typically range from £850–£1,900 (depending on property type, leasehold work and disbursements), and selling is often £600–£1,300. HomeOwners Alliance’s 2026 example uses £1,050 for buying conveyancing and £700 for selling conveyancing.
For those buying a house and selling in the same move, legal fees are usually paid twice: once for the purchase and once for the sale.
If you’re comparing conveyancing solicitors, ask what’s included (searches, Land Registry, bank transfer fees, ID checks) so hidden add-ons don’t appear late in the moving process.
Mortgage costs: what to budget for
Most people pay mortgage costs in a few places: the deposit, the product fee, and occasionally broker or admin charges. The key point is that mortgage rates and mortgage fees vary by lender and deal, so compare the total cost, not just the headline rate.
If mortgage rates change before completion, the cost of moving can rise even if the house price stays the same.
Mortgage fees (arrangement/product) | £0–£2,000+ |
Mortgage valuation (if charged) | £0–£800 |
Early repayment charges (if you exit a deal early) | 1%–5% of remaining mortgage |
Some mortgage deals have no product fee, so your mortgage fees can be £0, but the rate may be higher to offset it.
A simple rule: if you switch your mortgage early, check early repayment charges before you commit, because you may need to pay them even if a new mortgage looks cheaper.
Removals: typical removal company prices
For the, the highest moving-day cost is the removal company, so it’s worth validating removal costs with written quotes.
Removal costs vary by access and distance. Compare My Move’s verified-moves data puts the average removals bill at £1,112, and says most people pay £800 to £1,250 for a typical 2 to 3 bed move.
1–2 bed | £500–£1,000 |
Three bedroom house | £800–£1,250 |
4+ bed / complex access | £1,200–£2,500+ |
Long-distance / high volume | £1,200–£4,890+ |
Common hidden fees come from stairs, long carry distances, and last-minute packing, especially when there’s heavy lifting or difficult access. Confirm these items in the quote so the move doesn’t become more expensive on the day.
If you need to find a removals company in London, check out our guide.
Mail redirection (new address)
Royal Mail mail redirection is available for 3, 6 or 12 months, with prices starting from £41.50. Mail redirection is a small moving cost, but it helps ensure post reaches your new address during the moving process.
Duration | Lead applicant | Extra person |
|---|---|---|
Up to 3 months | £41.50 | £10 |
Up to 6 months | £61.00 | £11.50 |
Up to 12 months | £87.00 | £12.50 |
Redirected mail is processed as Second Class.
Royal Mail offers lower concession prices if you receive Universal Credit or Pension Credit (and UC-related benefits).
Cleaning, locks, and the regular costs people forget
A deep clean is one of the most common immediate expenses: an end-of-tenancy-style clean typically costs £180–£415+, depending on thesize and condition.
After you get the keys to your new house, many people also change locks and buy essentials.
These costs can also add to your overall moving costs, especially if you’re preparing the house for sale on a tight timeline.
Your regular costs don’t stop during a move either:
Council tax is set by your local council (band + area).
Utility connection fees (internet, gas, electricity) can apply depending on provider and setup.
Self storage costs (when dates don’t line up)
If completion makes your moving home timeline awkward, self storage can bridge the gap between your old and new property.
Storage prices vary by unit size, location and demand, but these ranges reflect typical monthly costs for household contents in the UK.
1 bedroom house | £90 to £140 |
2 bedroom house | £140 to £190 |
3 bedroom house | £180 to £250 |
4+ bedroom house | £250 to £350+ |
Many self-storage providers offer introductory discounts, especially for short-term storage during a house move. For example, HOLD offers 50% off for the first 8 weeks, making storage a cost-effective solution when completion dates don’t align.
Note: Storage costs are usually lower outside major cities and higher in central urban areas. Climate-controlled units and 24-hour access can also increase the cost. At HOLD Self Storage, 24-hour access is complimentary.
Budgeting for a house move: keep it predictable
Moving rarely comes with one neat price tag. Costs tend to show up in stages (some you’ll need to cover early, others closer to moving day), so it’s easier to stay on top of things when you plan for when you’ll pay, not just how much you’ll spend.
Budgeting checklist
Break your budget into three buckets: buying, selling, moving
Add a 10% to 15% contingency on total moving costs
Consider a separate buffer of 5% to 10% of the property’s value for higher-risk purchases
Get at least three quotes and compare quotes for removals, conveyancing and estate agent fees
Decide what you’ll pay up front and what can wait until after you move in
Using a moving cost calculator
Many moving costs tools are free to use, but a moving cost calculator is only useful if you understand how the calculator works (inputs, exclusions, and assumptions).
Before relying on any calculator, check how it works and whether it includes all key costs and fees.
Treat these calculators as a starting point, then replace estimates with real quotes so you know what you’ll actually pay.
How HOLD supports your move
HOLD Self Storage provides tailored moving house storage in King’s Cross, London. Take advantage of secure units, flexible contracts, removals support, and free 24-hour access (on request).
Explore our Online Box Shop for packing supplies and book online in minutes. Get 50% off for the first 8 weeks and a guaranteed price match.
Frequently Asked Questions
Sources
Compare My Move: Moving House Calculator
Compare My Move: Removal Company Cost
HomeOwners Alliance: Cost of Moving Calculator
HomeOwners Alliance: How much should I pay the estate agent?
