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The Cost Of Moving House: Everything You Need To Know in 2017

Katie Cullen
Written by Katie Cullen
29th March 2017

The estimated cost of moving house in the UK is £8,451.49. This figure is based on the average UK property and includes all the necessary fees you will need to pay for a successful move.

This article will cover the following points

A Summary of The Costs of Moving House Buying a Property Costs Selling a Property Costs General Moving House Costs How to Save Money When Moving House

A Summary of The Costs of Moving House

The moving house costs below are based on buying and selling the average UK property, at a price of £218,225 as of January 2017.

The Cost of Buying
Stamp Duty£1,864.50
Property Surveyors£400
Conveyancing£780
Valuation Fee£227
Buying Total:£3,271.50


The Cost of Selling
Estate Agents£3,273.33
Conveyancing£580
EPC£90
Selling Total:£3,943.33


General Moving House Costs
Removal Company£1,192.67
Postal Redirection£43.99
Moving Total:£1,236.66


Total average cost of buying, selling and moving house in 2017 - £8,451.49

Some of these fees, such as postal redirection, are fixed fees. However, most of these costs, such as estate agents and house removals, will vary depending on your requirements and size or value of your property.

Buying a Property Costs

Stamp Duty

Stamp duty (SDLT) is a land tax in England, Wales and Northern Ireland that must be paid when purchasing a house priced above £125,000.

SDLT must be paid to HMRC within 30 days of completion of contracts, and will usually be fulfilled by your solicitor.
There are five tax bands for SDLT which correspond with the purchase price of your property.

Stamp Duty Costs

Property Purchase PriceStamp Duty RatePayable Amount
Up to £125,0000%£0
£125,000 - £250,0002%£0-£2,500
£250,000 - £925,0005%£2,500-£36,250
£925,000 - £1,500,00010%£36,250-£93,750
£1,500,00012%£93,750+


A homebuyer will only pay the rate that corresponds with that segment of the purchase price. For example, if you buy a house for £275,000, the SDLT you owe is calculated as:

  • 0% on the first £125,000= £0
  • 2% on the next £125,000= £2,500
  • 5% on the final £25,000= £1,250
  • Total SDLT= £3,750

Homebuyers in Scotland do not pay SDLT, but instead will be subject to Land and Buildings Transaction Tax which is applicable on all properties over £145,000. For comparison, you would have to pay £3,350 in taxes for a property in Scotland worth £275,000.

Surveyors (Excluding Scotland)

The price of a property survey ranges from £250 to £600 depending on the type of survey you choose.
There are four main types of home surveys from the Royal Institute of Chartered Surveyors (RICS):

  • Condition Report – £250 – This is a very basic survey which provides a ‘traffic light’ rating for the property as a whole. A condition report will often include a property valuation.
  • HomeBuyer Report – £400 – Your home surveyor will provide a more in-depth look at the property, but will not move any furniture or look behind any walls or floorboards. A valuation is not usually included in a HomeBuyer report.
  • Home Condition Survey – £400-£500 – A Home Condition Survey is presented in a 1-3 rating system to easily reveal the most serious issues. Your surveyor may also attach advice sheets to your report, which details how best to deal with the highlighted issues.
  • Building Survey – £600 upwards – Your surveyor will look behind furniture and give their opinion on hidden defects that may be behind walls and under floorboards. They will also include advice on how to deal with the highlighted issues and will attach a valuation to your survey.

Property surveys are useful for finding any issues in a prospective house, and are usually necessary if you are buying with a mortgage. Most mortgage providers will require a HomeBuyers Survey to be conducted at the very least.

Surveys do not apply to homebuyers in Scotland as this is a requirement from the selling party.
If you are unsure about which property survey to use, take a look at our guide on property surveys.

Conveyancing

Conveyancing solicitors usually charge a set fee based on the value of the house you are buying or selling.
Homebuyers should expect to pay more if they are buying a leasehold property. This is because the paperwork involved with a lease can often be extensive and will need additional time to check.

While conveyancing costs vary between solicitors, the table below reveals the costs you can expect to pay based on the value of the property.

Conveyancing Costs

Property ValueAvg. Freehold CostsAvg. Leasehold Costs
Up to £125,000£415£750
£125,000-£250,000£430£750
£250,000-£375,000£460£785
£375,000-£500,000£495£810
£500,000-£750,000£665£920
£750,000-£1,000,000£940£1,060
£1,000,000-£1,250,000£1,425£1,555
£1,250,000-£1,500,000£1,390£1,500


On top of conveyancing costs, homebuyers will also have to pay two additional fees:

  1. Search Fees – £250 – Your conveyancer will carry out a variety of searches with the local authorities and other parties to identify additional information that may not be obvious. This is often to reveal any planning permission for the local area that could affect the property.
  2. Land Registry Fees – £40-£910 – Your conveyancer will update and amend official documents in the land registry. The cost of this service ranges depending on the value of your property, from £40 for properties under £80,000, up to £910 for properties valued at more than £1,000,000.
Deposit

You will need to pay the deposit to your solicitor on the same day you exchange contracts. Once you do this, you are committed to purchasing the property and it is extremely difficult to break out of the contract.

Deposit amounts are generally 10%, but can sometimes be as little as 5% and as much as 65%. Your mortgage provider is likely to offer you better mortgage rates if you have a larger deposit.

For example, a deposit for the average UK property, priced at £218,225, would be £21,822.50.

Valuation Fee

If you are buying with a mortgage, you will need to have a house valuation. A house valuation is required by your mortgage provider to confirm that you are paying the right amount for the property. You will not need a valuation if one is provided as part of your home survey.

Some providers will offer a free valuation as part of your package, while others will require you to pay a fee.
Providers that require you to pay will base their fees off the value of the property. The table below reveals what you will typically have to pay for a house valuation:

Valuation Fee Costs

Purchase PriceValuation Fee
Under £75,000£125
£75,001-£100,000£137
£100,001-£150,000£149
£150,001-£200,000£173
£200,001-£250,000£197
£250,001-£300,000£227
£300,001-£400,000£263
£4001,000-£500,000£281
£500,001-£600,000£365

Selling a Property Costs

Estate Agent

High-street estate agents will generally charge between 1% and 2.5% of the final property price on average, although some may still differ.

An estate agent’s primary job is to market your property to potential buyers. Most estate agents will also provide guided viewings of your property, and mediate between you and the buyers to ensure you get the right price.

Online estate agents work on a fixed rate basis and are suitable for selling any type of property. Online agency rates start at around £300, but you will likely have to conduct viewings yourself.

The table below reveals what you will pay for a high-street estate agent depending on the value of your home.

Average Estate Agency Fees

Property Value1% Agency Fee1.5% Agency Fee2% Agency Fee2.5% Agency Fee
£100,000£1,000£1,500£2,000£2,500
£125,000£1,250£1,875£2,500£3,125
£150,000£1,500£2,250£3,000£3,750
£200,000£2,000£3,000£4,000£5,000
£300,000£3,000£4,500£6,000£7,500
£400,000£4,000£6,000£8,000£10,000
£500,000£5,000£7,500£10,000£12,500
£750,000£7,500£11,250£15,000£18,750
£1,000,000£10,000£15,000£20,000£25,000
Conveyancing

The selling process for conveyancers is similar to the buying process, although they will not have to complete any searches or land registrations. A selling conveyancer’s main task is the check contracts and ensure you understand everything that needs to be included in the sale of your home.

The cost of conveyancing when selling a property ranges between £525 and £910, depending on the value of your home. The only additional fee you will need to pay is for the bank transfer.

Homeowners who are buying a new home often use the same conveyancer to sell their property.
The prices below reveal what you might expect to pay for a conveyancer when selling your property.

Sale PriceLegal FeeAdditional FeesVATTotal
£100,000£410£30£85£525
£150,000£420£30£95£555
£200,000£450£30£100£580
£250,000£470£30£100£600
£300,000£485£30£105£620
£350,000£525£30£105£660
£400,000£575£30£110£715
£500,000£625£30£115£770
£600,000£650£30£115£795


While these prices give a good indication of the costs you may have to pay, prices do vary between conveyancers.

Similar to online estate agents, online conveyancers offer a fixed rate and will do much of the same work as a regular conveyancer. However, the selling process may take longer as your conveyancer will most likely have dozens of cases to cover at the same time and may not always be contactable.

Energy Performance Certificate (EPC)

Energy Performance Certificates cost between £60 and £120 depending on your local assessor's prices. Every house on the property market needs to be on the EPC register.

Your EPC reveals your property’s energy efficiency rating and whether it can be improved, based on the property type and the local area.

Home Report (Scotland Only)

While home surveys are the responsibility of the buyer in the rest of the UK, it is up to the seller to produce a home report in Scotland.

Producing a home report will cost between £500 and £700 plus VAT depending on your surveyor’s fees. Your home report will reveal any issues with the property on a 1-3 category basis:

  1. Category one – No immediate action or repair is required
  2. Category two – Issues that will need repairing in the future, but are non-urgent in the present.
  3. Category three – Urgent repairs that may cause damage to other parts of the property if not dealt with immediately.
Capital Gains Tax

You will only need to worry about capital gains tax if you are selling a property that is not your main home (e.g. a rental property or holiday home).

Capital gains tax applies when you sell a property or land that makes a profit of more than £11,100 after selling fees. The profits from the sale of your property will range between 18% and 28% depending on the council tax band of your property.

Profit is measured based on the price of the property when you first bought it. The first £11,100 in profit will not be taxed.

General Moving House Costs

Removal Company

The cost of a removal company ranges between £264 and £1,680 depending on the volume of the belongings that will need moving. On top of that, you will have to pay around £1 per mile that you are travelling.

For example, a three-bed house (est. 875 cubic feet of movable items) moving 52 miles away will cost roughly £1,192.67. This cost includes dismantling and reassembling furniture, as well as packing services and materials.

These costs are only estimates and prices provided by our partners may vary. For more information, visit our guide on removal company costs.

Mail Redirection

Mail redirection within the UK costs between £31.99 and £62.99 depending on the length of time you require. This ensures that any mail sent to your old address is diverted to your new address.

Postal redirection is based on the resident’s surname; redirection applies to as many people that have the same surname as you in the property. If you are moving with someone that has a different surname, they will also have to pay for redirection.

Length of RedirectionRedirection Cost
Up to 3 months£31.99
Up to 6 months£43.99
Up to 12 months£62.99

How to Save Money When Moving House

While some of the prices included in this guide are fixed, most vary and can be negotiated with the provider.

The best way to save money on your move is to compare providers. With each of these service providers, aim to get quotes from at least three separate companies to find the best price. While price is important, keep an eye on the services being offered and remember to check third-party reviews from previous customers before signing any contracts.


Last updated on Monday 13th November 2017