I’m not sure if there is a straight forward formula to calculating how much it will cost to move home this year, but this article identifies what you have to pay for and roughly how much that costs. As you read, please remember that any figures mentioned are estimates and are not to be considered as a quote.
The property market in 2026 appears to be showing signs of a ‘new normal’. While we’ve moved past the volatility of previous years, moving home remains one of the most significant financial commitments you will ever make. Whether you’re stepping onto the property ladder for the first time or simply moving home, understanding where the costs come from is essential for a stress-free journey.
In 2026, the average cost of moving house in the UK could be between £13,000 and £18,000 for those both buying and selling. However, this figure can fluctuate wildly based on property value, location, and your specific circumstances.
Here is a comprehensive breakdown of the costs you need to consider in your moving home budget for this year.
1. Stamp Duty (SDLT)
Since the threshold changes in early 2025, Stamp Duty has once again become the largest upfront expense for most movers. In England and Northern Ireland, the current 0% threshold sits at £125,000 for home movers and £300,000 for first-time buyers.
If you’re buying a mid-range home at the UK average price of roughly £292,000, you should expect a Stamp Duty bill in the region of £4,600 to £5,000. For those in higher-value areas like London or the South East, this can easily exceed £10,000. (Money Saving Expert)
2. Estate agent fees (selling)
If you’re selling your current property, the estate agent’s commission will likely be your second-largest cost. In 2026, the average high-street agent fee is hovering around 1.42% (including VAT).
- On a £300,000 sale: Expect to pay approximately £4,260.
Tip: While online agents may offer flat fees for predictability (often between £999 and £1,500), they’re unlikely to possess the local expertise needed to secure the best price in a competitive market.
3. Legal and conveyancing fees
Conveyancing costs have seen a modest rise due to increased administrative requirements and digital security measures. For a standard buy-and-sell transaction, consider budgeting between £1,500 and £3,000.
- Buying: £1,000 – £1,500
- Selling: £700 – £1,000
- Third Party Solicitor Fees: Don't forget local authority searches and Land Registry fees, which typically add another £300 – £700 to your solicitor's bill.
4. Surveying your future home
With house price growth expected to remain steady at 2 - 4% this year, ensuring you aren't buying a ‘money pit’ is more important than ever. A basic valuation is often required by lenders, but a more detailed survey is highly recommended:
- RICS Level 2 (Homebuyer Report): £400 – £1,000
- RICS Level 3 (Full Structural Survey): £600 – £1,500+
5. Mortgage fees
While mortgage rates have stabilised recently, lenders often use ‘arrangement fees’ to offer more competitive headline rates.
- Arrangement Fees: £0 – £2,000 (often added to the loan)
- Booking/Valuation Fees: £100 – £500
- Broker Fees: While some brokers charge a fee (typically £300 – £600), some (like MK Mortgages) can help you find mortgage deals without charging you a broker fee.
The ‘hidden’ costs of moving
It’s rarely the big bills that catch people out. To cover the cost of moving home in 2026, we recommend setting aside an extra £1,000 contingency fund for:
- Removals: A professional 3-bedroom move now averages £800 – £1,200
- Mail Redirection: Roughly £70 for 12 months
- Cleaning: Professional "end of tenancy" or move-in cleans can cost £200 – £400
- Broadband & Utilities: Connection or exit fees for shifting your digital life to a new address.
The 2026 property landscape
The good news for people moving home this year is that affordability is gradually improving. Wage growth is currently outpacing house price growth, and with the Bank of England Base Rate sitting around 3.75%, mortgage products are more accessible than they were two years ago.
However, ‘market fluidity’ remains tight. Because the cost of moving is so high, swallowing nearly 45% of the median annual salary for some movers, it is vital to get your mortgage strategy right from the very beginning.
How MK Mortgages can help
At MK Mortgages I’ll help you navigate the entire mortgage journey of moving home. From calculating your maximum borrowing capacity to explaining the costs of your specific move, I provide the local expertise you need to move with confidence.
Ready to see what your move will look like? Would you like me to calculate a personalised ‘cost of moving’ estimate based on your specific target property price and current home value?
