Cost of Moving House and Buying a House

The average cost to move house in the UK is between £2250 and £4278. This is based on a 3 bedroom house with a sale price of between £180,000 and £250,000. A complete breakdown of prices for all costs associated with moving home are shown below.
Low Cost £1390 – £1773
National Average Cost £2250 – £4278
High Cost £11470 – £11948

Moving House? Get Free Quotes from Local Companies

Moving House? Get Free Quotes from Local Companies


How Much Does it Cost to Move House?

What is the average cost of moving home or buying a new house? Moving house is an expensive game and on average it is going to cost you between £2250 and £4278 for a 3 bedroom house costing between £180,000 and £250,000. Above £250,000 the stamp duty percentage increases and therefore so does the total amount of stamp duty you have to pay. Therefore, selling a £400,000 house can cost up to £12,000.

How Much Does it Cost to Move House
Property Size 2 Bed Studio 3 Bedroom 3 Bedroom 4 Bedroom
House Price £140,000.00 £180,000.00 £250,000.00 £400,000.00
Leasehold / Freehold Leasehold Freehold Freehold Freehold
Distance between properties within 25 miles within 25 miles within 25 miles within 25 miles
Conveyancing fees £515 – £525 £340 – £555 £360 – £600 £415 – £770
HomeBuyer Report / Survey £300 – £400 £310 – £400 £330 – £400 £375 – £400
House Removal Company £275 – £548 £500 – £778 500 -£778 £680 – £778
Stamp Duty £300.00 £1,100.00 £2,500.00 £10,000.00
Total Cost of Moving House £1390 – £1773 £2250 – £2833 £3690 – £4278 £11470 – £11948

Moving House Cost Factors

Moving House Cost Factors

The cost of moving house isn’t fixed and will vary from house to house, depending on several independent factors. However, as a rule there are generally 6 significant house moving cost factors that you need to account for in your overall budget, as these are the ones which are most significantly going to affect your budget. These costs are discussed below. However, should you require any more details or information our article on the true cost of moving house in 2020 goes into a little more detail.

House-sale Leasehold / Freehold – The first question to ask is, is the house you’re selling freehold or leasehold. The reason that this is an important question is that it may affect the sale price of your current home, as in certain circumstances freehold properties are viewed more favourably than leasehold, this is particularly the case with houses but not so much with flats or apartments. Having a leasehold house could affect the sale price of the house you’re selling or, in some cases, the purchasers solicitor will look externally to try and buy the freehold and then cost this into the sale price of your home. Again, freehold pricing is itself dependent upon factors such as who owns the current freehold and how many years are remaining on it. A leasehold property with just a few years on it is likely to cost far more to buy than one with 30+ years remaining.

House-purchase Leasehold / Freehold – If you’re purchasing a house which is leasehold, then you may want to consider buying the freehold in order to firstly give you peace of mind for the future and secondly improve the desirability of the property for when you come to buy it. Again, just like with a house sale freehold, the price will vary depending on who owns the freehold and how many years are remaining on it. Where a leasehold property only has a few years remaining on it, it’s not unusual to expect it to cost anything up to £25,000. The following page covers information about rights to buy your freehold from a landlord.

Distance Between Properties – This is important for moving company costs. The greater distance you move, the higher the price charged by the removal company. Usually 25 miles is set as a limit by most removal companies.

Conveyancing Fees / Solicitor Fees – Conveyancers will usually charge between £550 – £700 to provide their service, however it’s important to note that this often doesn’t include a property survey or homebuyers survey which may be added on by the solicitor / bank at a cost of £400 – £500. Conveyancers will do a similar job to a solicitor, the main difference is that a conveyancer is a individual working independently or within a company and specialises in residential property. Therefore, they will often have more expert knowledge with regards to property sales. Either of the above will usually include the following in their standard fees:

  • Any legal fees
  • Electronic transfer fee for the final balance
  • Leasehold-related fees
  • Local searches, chancel fees maybe extra
  • Personal ID check
  • Help-to-buy ISA fee
  • Land registry fee
  • Stamp duty (usually added on as a lump sum fee)

HomeBuyer Report / Survey – A homebuyer report is a report carried out by a qualified professional surveyor to assess for any problems with a property which would require immediate or future repairs. On average a homebuyer report will cost somewhere between £400 – £500. You can get several quotes from companies for free and compare them to see which is the cheapest. Our online quote tool allows you to compare homebuyer surveys here. This article on what is included in a homebuyers survey is extremely helpful if this is your first time moving home

House Removal Company – The average cost of a removals company is £500 – £700 for the average 3 bedroom house, this will be affected though by a few things; 1) whether you use their packing supplies or not 2) how many additional boxes you have 3) how far you’re moving 4) what time of year you move (summer is more costly) 5) ease of access to property (flats above ground floor or large flights of stairs of more costly). We recommend getting several quotes from house removals near you, and then compare them to see which offers you the best value

Stamp Duty – Stamp duty is one of the biggest costs when moving home, our table below gives an overview of the current stamp duty costs and thresholds. Stamp duty is a fixed fee with regards to moving house, so there is nothing you can do to change how much it will cost you. If you want to calculate the cost of your stamp duty you can use this stamp duty calculator.

Stamp Duty Thresholds and Costs
Purchase price bands (£) Percentage rate (%)
Up to 125,000 0%
125,001 to 250,000 2%
250,001 to 925,000 5%
925,001 to 1,500,000 10%
Above 1,500,000 12%

Menu of House Moving Costs

Other House Moving Costs You Should Consider

Whilst the above  6 cost factors are the most common ones you will face when moving house, there are a few others which people often forget to account for.

Redirecting of Mail – Redirecting mail through Royal Mail redirection service can usually be set for a period of 3 months or 12 months. 3 months will cost you £33.99 and 12 months will cost you £66.99. The 3 month redirection is usually enough, providing you are able to change the addresses with all of your important senders before that 3 months is up.

Temporary Storage – Self storage is often necessary when moving into a smaller house or if you need to do some significant renovation, such as a new kitchen or new bathroom, before moving your things in. Self storage costs can be quite expensive, they vary depending on where you live in the country, with the south being more costly than the north. On average self storage costs £50 – £70 per week for a 200 sq.ft container. Smaller containers are available at £20 – £30 per week for 75 sq.ft.

Energy Performance Certificate (EPC) – An energy performance certificate, or an EPC, is something which is mandatory when selling a house. Some houses will have an EPC already, these will include houses built in the last 10 years and usually those which have sold in the last 10 years. However, your estate agent will be able to tell you if your property has one, if it doesn’t then an EPC will cost £55.

Increase in Utility Bills and Insurances – An increase in utility bills such as gas, electricity, water, council tax and even home insurance isn’t uncommon when people move house but it’s often something which is overlooked. Utilities should be accounted for, particularly if you’re moving into a larger or older less energy efficient home. However, council tax is something which can, in some cases, double if you move from one county to another.

Unexpected Maintenance and Repair Costs – It’s always good to have some spare cash in the “pot”, just in case the unexpected happens and you need to undertaken unexpected jobs such as cleaning out the gutters, repairing the boiler or fixing a leaking tap. We recommend having a buffer of around £5,000 if possible to allow for such eventualities.

Cost of Living / Geographical Location – Where you live in the country will have a significant impact on most of the costs above. In general, the further south you travel, the higher the costs will be. Conversely, the further north you move then the lower the costs will be.

Ways to Save on the Cost of Moving House?

Moving Costs Temporary Storage

A common question when figuring out how much it costs to move house is whether you can save on the costs at all or are they fixed, and the simple answer to this is yes you can save but only on some of the associated costs. There are ultimately a few areas you can save, particularly if you shop around and get several quotes for conveyancing, house removals and homebuyer reports. With homebuyer reports and conveyancing you are likely to save £100 – £300 by shopping around, but if you choose to move yourself then you can save up to £500, but you will need access to a large van and have the hassle of moving everything yourself by hand.

In this modern era, the area where people save the most money when moving house is on the cost of the estate agent. On average, an estate agent will cost 1-3% of the sale price of your home, whereas by choosing an online estate agent, you pay one fixed fee of up to £1200. Our table showing a comparison of estate agent costs has more details.

Ways to Save on House Moving Costs
Where You Can Save How to Save Projected Saving
Conveyancing Obtain multiple quotes £100 – £300
HomeBuyer Report Obtain multiple quotes £100 – £150
Removals Do it yourself Up to £500
Estate Agent Fees Negotiate / Use an online estate agent £1500 – £3,000+

Moving House? Get Free Quotes from Local Companies

Moving House? Get Free Quotes from Local Companies

House Moving FAQ

Hopefully, you have found this guide to house moving costs useful, however here are some common questions often asked by people looking to move house.

Q. How much does it cost to move a house?

A. The cost of moving house very much depends upon the sale price of your current home and the purchase price of the next as this will affect costs such as estate agent fees and stamp duty in particular. For a house costing between £180,000 and £250,000 expect to pay £4000 – £5000 to move house. However, for a house costing over £250,000 stamp duty increases from 2% to 5%. This means that selling a house of £400,000 can cost up to £12,000 to move house.

Q. How long does it take to move house?

A. On average it will take between 3-4 months from the time that the offer is agreed to the time you move into your new home. However, this can be delayed by factors such as surveys and can be delayed by problems within a chain of buyers and sellers.

Q. How to cancel council tax when moving house?

A. When you move house your solicitor or conveyancer should handle all of this for you. They should notify the land registry that you no longer live at a particular address and the date from which you moved. This means your council tax will no longer be charged.

Q. Who to tell when you move house?

A. When moving house there are a quite a number of people you can inform, however  as a bare minimum we recommend that you tell:

  • Any friends and family
  • Royal Mail, by using their redirect service to redirect mail for up to 12 months
  • Your G.P.
  • Your employer

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