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Moving house now costs just shy of £14,000, or just over £2,000 if you're buying your first home, according to new data from Reallymoving.
The bad news for anyone planning a move is that these figures are likely to increase from next April, when stamp duty thresholds return to their usual levels.
Here, we delve into the different costs you'll need to factor in when moving home – and offer advice on where you might be able to make savings.
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The comparison site Reallymoving publishes annual data on the average cost of moving house, based on more than 140,000 quotes generated on its website.
Its research found that the average cost of moving has fallen by 3% in the last year, from £14,458 to £13,978.
It attributes this to slightly lower house prices, which have resulted in downward pressure on the cost of services such as estate agents.
A relatively slow property market in 2024 has also kept removal costs similar to last year.
This table summarises the average cost of moving home if you're selling and buying.
| Service/fee | Average cost |
|---|---|
Stamp duty | £6,250 |
Estate agent | £4,544 |
Conveyancing | £2,002 |
House survey | £425 |
Removals | £697 |
Energy Performance Certificate (EPC) | £60 |
Total | £13,978 |
First-time buyers face much lower moving costs, because the seller covers the cost of estate agent fees.
In addition, Reallymoving says only 17% of first-time buyers currently pay stamp duty, though it forecasts this will more than double to 39% from next April.
Overall, the average cost of moving for first-time buyers is £2,186, the bulk of which is conveyancing fees.
| Service/fee | Average cost |
|---|---|
Stamp duty | £0 |
Estate agent | n/a |
Conveyancing | £1,316 |
House survey | £425 |
Removals | £445 |
Energy Performance Certificate (EPC) | n/a |
Total | £2,186 |
The cost of moving house varies significantly depending on where you live, with the south of England currently most expensive.
Higher property prices in London and the southeast mean higher estate agent fees, as they usually charge a percentage of the sale price. Stamp duty will also be higher if you're buying a more expensive home.
You can compare prices across UK regions and countries in our map. Hover your cursor over a region to find out the average cost for existing home owners and first-time buyers.
From 1 April 2025, stamp duty relief will end and thresholds will return to their usual levels in England and Northern Ireland.
The equivalent transaction taxes in Scotland and Wales will remain unchanged.
Currently, first-time buyers purchasing a property priced up to £625,000 in England or Northern Ireland only pay stamp duty on the amount over £425,000.
From next April, the stamp duty threshold will drop from £425,000 to £300,000.
The impact will vary depending on where you're buying. Our analysis found most first-time buyers in the north of England will continue to pay no stamp duty.
First-time buyers in the southeast – and expensive hotspots such as Cambridge and Bristol – are likely to now be charged. Our research found that the average first-time buyer in Oxford and Cambridge will see their tax bill increase by around £6,000.
Existing homeowners in England and Wales currently pay stamp duty on anything above £250,000, but this will return to £125,000 from 1 April.
Our analysis, based on average house prices, found that the new stamp duty thresholds will result in most home movers paying an additional £2,500 in stamp duty.
Some of the costs of moving house, such as stamp duty, are unavoidable. However, there are ways you can try to reduce your moving expenses.
Reallymoving's data is based on an average estate agent fee of 1.42%. However, if you shop around and compare agents, you might be able to secure a lower fee.
The same principle applies to other moving costs. When choosing removal companies, arranging house surveys, or handling legal fees, it’s important to compare firms to find the right balance between cost and customer satisfaction.
You may also be able to save money by moving at a quieter time. Avoiding peak moving times, such as the end of the summer holidays, and scheduling your move to take place midweek rather than a Friday or Saturday can help reduce removal company costs.
To find out what's happening in the property market, see our guides on house prices and mortgage rates, which are updated regularly with the latest information.
You can also check out our comprehensive guide to buying a house, which includes everything from tips on boosting your savings to preparing for moving day.
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