Moving Home Costs Calculator
Our free moving home costs calculator adds up the typical costs of moving in England or Northern Ireland, from Stamp Duty and legal fees to estate agent fees and removals. Change any amount to match your own quotes.
- Buying and selling costs
- Stamp Duty worked out for you
- Every amount editable
Where the money goes
| Cost | Estimate |
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Estimates only. Typical amounts come from MoneyHelper, Stamp Duty from GOV.UK and the Land Registry fee from HM Land Registry (online application), all checked 31 October 2026. Your deposit isn't included. Ask for written quotes to know your real costs.
Things to know
- If you're moving home and your sale and purchase don't complete on the same day, you'll usually pay the higher Stamp Duty rates and may be able to claim a refund later.
- Your mortgage may have an early repayment charge if you pay it off during a fixed or discounted deal. Many lenders let you move ("port") your deal instead, subject to their checks.
- Leave some money aside for furniture, decorating and a few months of new bills.
This calculator gives general information, not tax or financial advice.
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Moving home costs: common questions
How much does it cost to move home?
It depends mainly on the price of the home you're buying, which sets the Stamp Duty, and on whether you're selling too, because estate agent fees are usually a percentage of the sale price. Legal fees, a survey, mortgage fees and removals add a few thousand pounds more. This calculator adds them up using typical amounts that you can change.
Who pays the estate agent?
The seller usually pays the estate agent. MoneyHelper says fees are usually 1% to 3% of the sale price plus 20% VAT, or a flat fee with an online agent. Buyers don't normally pay an estate agent.
Do I need an EPC to sell my home?
Yes. In England and Wales you need an Energy Performance Certificate before you market your home for sale. It's valid for 10 years, so you may already have one. MoneyHelper says one typically costs £60 to £120.
Is my deposit included?
No. This calculator shows the costs of moving on top of your deposit. Our guide to how much deposit you need explains how to work that out, and our loan-to-value calculator shows how your deposit affects your mortgage.
Are these figures accurate?
They're estimates based on typical ranges published by MoneyHelper and GOV.UK. Real costs depend on your home, where it is and the firms you use, so it's worth getting written quotes. Your conveyancer can confirm the exact Stamp Duty.
Related tools and guides
Our calculators give illustrative figures based on what you enter. Mortgage Owl provides general educational information only, not regulated financial or tax advice. Your home may be repossessed if you do not keep up repayments on your mortgage.
