Moving House Cost Calculator

See the true total cost of moving house beyond the deposit. Includes stamp duty (SDLT/LBTT/LTT), conveyancing, survey, removal costs and mortgage fees for England, Scotland and Wales.

Last updated: April 2026

Your move details
Survey & legal
Typical range: £1,000–£2,500 depending on property value and complexity.
Moving costs
Local move: £500–£1,000. Long-distance: £1,000–£2,500+.
Other costs
Moving costs
Total moving cost
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Stamp duty / land tax -
Legal & survey fees -
Removal & storage -
Mortgage & other fees -
As % of purchase price -

The hidden costs of moving house

Most buyers focus on the deposit and monthly mortgage payment when planning a property purchase. The transaction costs on top of those - stamp duty, legal fees, survey costs, removal costs, and the mortgage arrangement fee - typically add up to 3–6% of the purchase price for a home mover. On a £300,000 property that can be £9,000–£18,000 in cash you need on top of your deposit, which catches many buyers off guard.

Stamp duty thresholds in 2026/27

In England, Stamp Duty Land Tax (SDLT) applies at 0% up to £250,000, 5% from £250,001–£925,000, 10% from £925,001–£1.5m, and 12% above that. First-time buyers pay 0% up to £425,000 and 5% from £425,001 to £625,000 - above £625,000 the standard rates apply with no first-time buyer relief. Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands, and Wales uses Land Transaction Tax (LTT). Buy-to-let and second home purchases attract a 3% surcharge in England and Wales, and 6% in Scotland.

Do not skip the survey

A mortgage lender's valuation confirms the property is worth what you are paying - it does not identify structural defects, damp, roof problems, or Japanese knotweed. A RICS HomeBuyer Report (£400–£600) provides a condition rating for key elements and flags visible defects. A full structural survey (£700–£1,500) is appropriate for older properties, unusual construction types, or where the HomeBuyer report flags concerns. The cost of a survey is trivial compared to discovering a £15,000 roof replacement after completion.

Frequently asked questions

No - mortgage lenders will only lend against the value of the property, not the transaction costs. You need the full amount of stamp duty, legal fees, survey costs and removal costs available in cash (or from a gifted deposit, subject to lender rules) on top of your deposit. This is why it is important to account for these costs when calculating how much deposit you actually need, rather than treating the entire savings balance as available for the deposit.
The UK average from offer acceptance to completion is 12–16 weeks. Straightforward transactions in a short chain (or with no chain) can complete in 8–10 weeks. Complex chains, leasehold properties, new builds, and properties with title complications can take 20+ weeks. The most common delays are mortgage offer processing, local authority searches, and chain-related issues where another buyer or seller in the chain encounters problems. Instructing a solicitor promptly after your offer is accepted and responding quickly to requests for information are the best ways to avoid delays on your side.
Exchange of contracts is the point at which the sale becomes legally binding - both parties sign and exchange signed copies of the contract, and the buyer pays their deposit (typically 10% of the purchase price). After exchange, neither party can pull out without significant financial penalty. Completion is when the remaining money changes hands and you receive the keys. The gap between exchange and completion is typically 1–4 weeks, though it can be longer to accommodate moving logistics or chain coordination.

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