How much does it cost to move house?

From stamp duty to solicitor’s fees and removals, the costs of moving house can soon add up, and it’s easy to underestimate them if you’ve not moved in a while. 

To help you prepare, we’ve put together a detailed guide of the main costs of moving in 2025. 

In 2025, the average cost of moving house in the UK is estimated to be £13,018 based on buying and selling an averagely priced house in the UK of £292,000. This will vary depending on where you're buying and the price of your property, but there are some key costs that almost every mover needs to account for.

The main ones include stamp duty land tax, conveyancing fees, surveys and valuations, mortgage fees, removals, insurance, and the smaller (but still important) costs of redirecting your mail and setting up utilities. Let’s look at each in a bit more detail.

Stamp duty is usually the single biggest upfront cost after your deposit. It’s a tax paid on property purchases in England and Northern Ireland, and applies to properties priced above the £125,000 threshold (or £300,000 for first-time buyers). Read our article here to find out more about how much stamp duty you will need to pay.

Stamp duty is due within 14 days of completing your purchase, and while your solicitor usually takes care of the paperwork, you’ll need to make sure the funds are available.

Every property purchase in the UK involves a fair bit of legal work, from drafting contracts to registering ownership. This process is called conveyancing. If you’re moving up the ladder, you’ll usually be paying for conveyancing on both the home you’re selling and the one you’re buying.

For both transactions together, fees typically range from £400 to £2,500, depending on where you live. This covers the solicitor or licensed conveyancer’s time as well as “disbursements”, which are third party charges like Land Registry fees, local authority searches, and ID checks.

While it’s technically possible to handle conveyancing yourself, most buyers wouldn’t risk it. Mortgage lenders will usually insist on professional conveyancing, and even if you’re a cash buyer, a solicitor’s checks can protect you from hidden problems like planning restrictions, disputes, or flood risks.

When buying your next home, it’s important to check both its condition and its value before you sign on the dotted line.

Your lender will usually require at least a basic mortgage valuation survey, which usually costs between £300 to £900. However, this only confirms what the property is worth what you’re borrowing, and it won’t flag up structural issues.  

For more peace of mind, most buyers opt for an independent survey. A Homebuyer Report, typically priced between £400 and £1,200, is suitable for modern properties in a good condition. But you can choose to have a full structural survey, which gives a much more detailed assessment and usually costs between £600 to £1,500.

If you’re buying a new build home, you might also consider a snagging survey, costing £300 to £600. This highlights minor defects and unfinished work, so you can ask us to fix them before you move in. 

If you’re selling a home as part of your move, estate agent commission will be one of your biggest costs. Traditional high street agents usually charge between 1% and 3% of the final sale price, plus VAT. The fee covers marketing (photos, listings, floorplans), arranging viewings, negotiating offers, and helping to progress the sale through to completion. 

However, if you buy a new home with Gleeson, you can take advantage of our Smooth Move scheme where we pay up to £4,000 of your estate agent fees. 

Most lenders will add extra charges when you set up a new mortgage. The main mortgage fees are:  

• An arrangement fee, usually £1,000–£2,000, to secure your chosen mortgage product 
• A booking fee, around £100–£300, sometimes paid upfront when you apply 
• A broker fee of £0–£500 if you use a mortgage adviser (though some work on commission instead) 

Some lenders allow you to roll these costs into your mortgage, but bear in mind this means you’ll be paying interest on them. Many buyers prefer to cover them upfront to keep monthly repayments lower. For more information on mortgage fees, read the guide from HomeOwners Alliance here.

The cost of moving your belongings depends on how far you’re going and how much you’re taking with you. In 2025, the average house removal cost for a 1-2 bed home is £1,300 and for a 3-bedroom home it's £1,700. 

Optional extras like a full packing service usually add another £250–£700, and if packing materials aren’t included, you’ll need to budget around £50–£200 for boxes and tape. 

Hiring a van and doing it yourself is cheaper (roughly £100–£250 a day), but many movers prefer to leave the heavy lifting to the professionals, especially if there are stairs, bulky furniture, or long distances involved. 

Finally, don’t forget the smaller but important admin tasks that come with a move. Royal Mail's redirection service starts from £41.50 for three months and ensures your post reaches you while you update your address.

Most utility companies don’t charge to transfer accounts, but some broadband and TV providers apply setup or connection fees between £20 and £70. Updating your details with the DVLA is free but essential, as failing to do so could result in a fine.

Now that you’ve got a clearer picture of the costs involved, why not start exploring your options? 

You can also check out some of our other guides for home movers here. 

Please note: Gleeson Homes is not regulated by the FCA and does not offer financial advice. This article does not constitute financial advice, we recommend you seek specialist advice.