Moving house cost calculator
Stamp duty is only part of it. Add the legal work, the survey, the mortgage fee, the removals and, if you are selling, the estate agent, and see what the move really costs.
How this is calculated
Stamp duty is worked out exactly as on the stamp duty calculator: by band, with first-time buyer relief up to £500,000 and the 5% surcharge on additional properties.
Everything else is added as you enter it. The defaults are example figures based on Which? averages, so replace them with your own quotes as they come in.
Selling costs are only included when you tick that you are selling. The estate agent fee is usually the largest of them.
The total covers the cost of the move itself. The deposit is not included, because it is part of the price rather than a cost of moving.
Rates used · 2026/27
| Stamp duty | England and Northern Ireland rates for 2026/27 |
| First-time buyer relief | nil rate to £300,000, lost entirely above £500,000 |
| Additional property surcharge | 5% on top of every band |
| Example figures | Which? averages, published May 2026 |
Last checked July 2026. Source: HMRC and gov.uk.
Worked example
Buying a £300,000 home as a mover, stamp duty is £5,000. Add £1,400 of conveyancing, a £500 survey, a £999 mortgage fee and £800 of removals and the move costs £8,699, or 2.9% of the price. If you are selling as well, a £4,600 estate agent fee and a £65 EPC take it to £13,364.
Common questions
What is the biggest cost of moving house?
For most buyers above £250,000 it is stamp duty. For someone selling as well, the estate agent fee often comes close, which is why the two together usually dominate the total.
Does this include the deposit?
No. The deposit is part of the price you pay for the home, not a cost of moving. This adds up the money that is gone once the move is done.
Does it work in Scotland or Wales?
The non-tax costs do, but the stamp duty line uses the rates for England and Northern Ireland. Scotland charges LBTT and Wales charges LTT, both with different bands.
How can I cut the cost?
Get several conveyancing and removals quotes, check whether a fee-free mortgage is cheaper over the deal once the rate is counted, and negotiate the estate agent fee before you sign.