When people think about the cost of moving home, the focus is usually on house prices. In reality, it is the transaction itself that often carries the heaviest financial impact. Legal fees, taxes, removals, surveys, and overlapping costs can quickly add up, meaning the true cost of moving is often far higher than many homeowners anticipate.
The core costs most movers expect
Most people budget for the obvious expenses involved in moving home. These are the costs that tend to be discussed upfront and are generally unavoidable in a standard transaction:
- Stamp Duty, which varies based on purchase price, buyer status, and current thresholds
- Legal and conveyancing fees for both the sale and purchase
- Estate agent fees, usually calculated as a percentage of the sale price
- Surveys and mortgage fees, including valuations, arrangement fees, and lender checks
Taken together, these form the baseline costs of moving. However, once timing delays and practical realities are factored in, the total expense can be significantly higher, as outlined in this breakdown of the true cost of moving house in the UK.
The less obvious costs that catch people out
Beyond the headline fees, many of the biggest expenses come from delays and overlap during the moving process. These costs are often unplanned and can quickly push budgets off track:
- Overlapping mortgage or rent, where buyers and sellers are committed to two properties at once
- Council tax and utilities on two properties, particularly if one sits empty longer than expected
- Removal overruns and storage, caused by delayed completion dates or chain issues
- Repairs or price reductions demanded late by buyers, often following surveys
- Repeated legal or administrative costs when transactions stall or restart
Individually these costs may seem manageable, but combined they often form the largest and least anticipated part of moving home.
Typical moving costs breakdown
While costs vary by location and circumstances, the table below outlines the typical expenses most UK movers encounter during a standard transaction.
| Cost Type | Typical Range | When It Applies |
| Stamp Duty | Varies by price and buyer status | On completion |
| Legal fees | £1,000–£3,000+ | During conveyancing |
| Estate agent fees | 1%–3% of sale price | On completion |
| Surveys and mortgage fees | £400–£2,000 | Pre-exchange |
| Removals and storage | £500–£2,500+ | Moving period |
| Overlap and holding costs | Variable | If delays occur |
How these costs affect moving decisions
As these costs rise, many homeowners choose to delay moving altogether, waiting for conditions that feel more predictable or affordable. Those who do proceed often find chains becoming increasingly fragile, as even small delays can create financial strain elsewhere in the transaction. In this environment, certainty can start to matter more than achieving the highest possible price, particularly for sellers who cannot afford prolonged overlap or repeated delays.
Final thought: Cost awareness changes behaviour
Moving home is increasingly a financial decision as much as a lifestyle one. As transaction costs continue to rise, understanding the full picture upfront has become essential, not just for budgeting, but for managing risk and expectations.
Greater cost awareness allows homeowners to make more informed choices about when to move, how to structure a sale, and which route best fits their circumstances.
