Moving house is an exciting time, although it’s widely accepted that it can be an expensive one too. Even if you’ve bought a home before, it can be tricky to understand the financial commitments involved in the process; in 2025 there have also been some changes to the cost of moving home that might impact you, including adjustments to the stamp duty threshold.

This article provides a breakdown of the expected and sometimes unexpected costs associated with moving house in the UK, helping you to budget effectively and make an informed move – whether you’re a first-time home buyer, or have a property to sell too.

Breakdown of moving costs in 2025

Stamp duty land tax

What is stamp duty?

Stamp duty land tax (SDLT), more commonly referred to as stamp duty, is a tax paid to the UK Government on property purchases in England and Northern Ireland. It is a percentage of the final purchase price, and the threshold before you pay is higher for first-time buyers. Similar taxes operate in the remainder of the UK with land transaction tax (LTT) in Wales, and land and buildings transaction tax (LBTT) in Scotland.

What changes have been made to stamp duty in 2025?

The Government’s temporary ‘stamp duty holiday’ ended on 31^st March 2025, and all house purchases taking place from 1^st April onwards are subject to the full rates. The nil rate threshold has returned to £125,000, and the first-time buyer threshold is £300,000. This means higher moving home costs for many buyers, particularly those purchasing properties above these thresholds. For full information on these changes, visit the Government website.

Estate agent fees

What services am I paying estate agent fees for?

Estate agent fees cover a range of services, including marketing your property, organising and conducting viewings, offering expert advice aided by market knowledge, negotiating with buyers, and guiding a sale to completion.

How much are estate agent fees?

According to the HomeOwners Alliance, estate agent fees in 2025 typically range from 0.9% to 3.6% of the property value, with the average fee being around 1.42% including VAT. For a £275,000 house, this translates to approximately £3,900. On the other hand, some estate agents may charge a fixed fee, so it can be worth speaking to more than one agent in the area to find out how the cost may differ.

How have these fees evolved over recent years?

Estate agent fees have remained relatively stable over the past few years, but if you’re selling an existing property to buy a new-build home, it’s worth exploring Bellway's Part Exchange and Express Mover schemes which could significantly reduce your moving home costs as your estate agent fees will be covered.

Conveyancing fees

What are the typical legal costs of buying and selling a house?

In 2025 the average conveyancing fee for buying and selling a home is £2,380 including disbursements (expenses that your solicitor pays on your behalf that are added to your bill). First-time buyers without a property to sell will have less to pay in disbursements as they will not incur the conveyancing fees for both a sale and purchase.

What factors can influence conveyancing fees?

Whether the property is freehold or leasehold can have an impact on conveyancing prices, as well as factors such as property value and location.

Surveyor fees

What is a house survey?

A house survey in the UK, officially known as a RICS Home Survey, is a professional and independent inspection conducted by a chartered surveyor to assess the condition of a building. Depending on the level of survey that you choose, this can identify issues ranging from defects in new-build homes, to underlying damp, or problems with the roof or drainage in older properties. The findings are compiled into a report, and with some surveys you’ll also receive advice on the issues identified, and a property valuation.

Are property surveys important?

While RICS Home Surveys are optional for home buyers, they are important to consider as they can provide you with a clear understanding of the property's condition, and give you the confidence to proceed with the purchase, renegotiate on the property price, or even walk away.

How much does a property survey cost in the UK?

There are three levels of RICS Home Survey, each level increasing in detail and cost. While factors can affect individual cases, Level 1 condition reports can typically cost between £300 - £900, while a Level 3 building survey can cost between £600 - £1,500. These figures are just a guide, as there are numerous factors that will determine the exact costs.

Removal costs

How much does a removal company typically cost?

The size of the property, volume of possessions, and distance of move can dramatically affect the price a removal company will charge for their services, but typically for a 3-bedroom home you can expect to pay somewhere in the region of £900 - £1,500.

How can I save money on removal costs?

It’s always worth shopping around for the best price, and this should give you an idea of the general market cost for your individual circumstances, or if there’s room for negotiation. You may also choose to pack up your home yourself ahead of time, which can reduce the final removal costs – take a look at our stress-reducing tips for packing to move house here if this is your plan.

Additional costs

Is storage expensive?

If you need a temporary storage solution during your home-moving journey, perhaps if your sale and completion dates don’t quite align, storage units can be rented monthly – typically costing between £50 - £200 per month depending on the size of the unit. With Bellway’s Part Exchange scheme, you’ll sell your current property to us, allowing you to stay in your home until your new one is ready and removing the stress of managing timescales.

How much do cleaning services cost?

Usually, professional deep-cleaning services for your old or new home will cost between £100 - £300. If you are a first-time buyer moving from rented accommodation, be aware that landlords may deduct professional cleaning costs from your deposit – if you plan to have the property cleaned yourself, discuss this ahead of time with the landlord and be sure to keep a record of your own payment.

Should I budget for maintenance and repairs?

If possible, it’s always worth having a financial buffer in the event of unavoidable repairs or maintenance costs in your new home – if you choose to have a RICS Home Survey, this may have already revealed any major costs that you’ll need to budget for. While superficial issues can wait until you save further, there may be day 1 problems such as a faulty boiler that require prompt financial resolution. One of the many reasons to choose a new-build home is that all your appliances are brand new, and your home is under warranty from the day you move in so you have the peace of mind that if any issues do arise, they’ll be taken care of.

Factors influencing moving costs

There are many elements to a home move that can contribute to the overall cost of moving house in 2025, and it’s important to be aware of each beforehand to ensure you aren’t caught out by unexpected costs and fees. The leading factors which may affect your moving costs are:

1. Property type and size

Larger properties require more resources for packing and transportation, leading to higher costs. There may also be variances dependent on the type of property; an apartment, for example, may present additional complications for removal companies which could lead to increased costs. A larger more expensive property is also likely to command higher estate agent fees, a greater stamp duty payment, and an increased price for a RICS Home Survey should you choose to arrange one.

2. Distance of the move

If the distance you are moving is fairly small, it’s possible that your removal costs will be lower as the removal process won’t take as long. Long-distance moves can incur higher transportation and labour costs. It is worth budgeting extra for removal services to cover potential costs on your moving day, for example if there is a hold up around your purchase that requires the movers to stay longer than agreed.

3. Time of year and/or market conditions

There may be seasonal variations with moving costs; for example, summer is the prime time for the housing market, and the associated higher property prices may also lead to an increase in estate agent fees and stamp duty to pay. Inflation can also affect housing market conditions and therefore moving costs, although these fluctuations are trickier to predict or stay ahead of.

4. Additional services

There can be various additional costs associated with packing and unpacking a house during removal, as well as specialised item handling – think if you have any tricky-to-move items like a piano which may require additional planning and costs to move.

Recent changes impacting moving costs

Stamp duty threshold adjustments April 2025

The threshold adjustments to stamp duty in April 2025 following the ‘stamp duty holiday’ have increased moving costs for many buyers, with the nil rate threshold being reduced to £125,000, and the first-time buyer threshold dropping to £300,000.

Inflation and economic factors

In recent years, inflation and economic conditions may have led to increased costs for services related to moving, including conveyancing and estate agent fees, and removal costs.

Being aware of the full extent of moving costs is incredibly important for those planning on moving home in 2025. With many economic factors frequently changing, understanding these costs as much as possible, and planning effectively can help you manage your budget and reduce financial stress around your home move.

Consider schemes like Bellway's Part Exchange and Express Mover to make moving more affordable, with your estate agent fees covered. If you need to take out a mortgage to buy your new home, consider seeking the expert advice of an independent mortgage advisor to help you navigate the mortgage market and find the best deal for your circumstances.

Visit Bellway to explore your nearest developments of new-build homes, and learn more about the schemes and incentives on offer that can make buying your perfect new home more affordable. You can also read more useful articles to help you in your moving home journey such as our guide to house surveys, an explanation of what happens on completion day, and our ultimate house-viewing checklist to support you in your search.