Everyday Tool
Moving House Cost Calculator
Estimate the cost of moving house in the UK, including buying and selling costs, property purchase costs, Stamp Duty (SDLT), legal fees, mortgage fees, and moving expenses.
Moving house guides
Want the detail behind the calculator?
Use the calculator for the numbers, or open one of these guides for the extra context, assumptions, and planning checks behind each part of a move.
Cost of moving house
A 2026 guide to removals, setup costs, fees, and what people often forget.
Read guideCost of buying a house
Stamp Duty, legal fees, surveys, mortgage costs, and buyer-side planning.
Read guideFirst-time buyer Stamp Duty
How SDLT relief works, where the £500,000 limit applies, and what to check.
Read guideCost of selling a house
Estate agent fees, mortgage redemption, EPCs, solicitor costs, and sale proceeds.
Read guideBuying and selling costs
How sale proceeds, buying costs, moving costs, and the next mortgage connect.
Read guide01. Intent
Move Type
Choose the kind of move you want to model. The sections below adapt automatically.
02. Acquisition
Purchase Details
Enter the target property price, deposit, and SDLT assumptions for England.
Loan To Value
90%
Approximate LTV based on your purchase price and deposit.
03. Divestment
Selling Position
OptionalKeep the sale price, mortgage redemption, and selling costs together so the equity picture is easier to follow.
Executive Summary
Move Analysis
England residential SDLT planning only. Figures should be checked with your solicitor, broker, or the official calculator before acting on them.
Sale to Purchase Flow
This view follows the practical path most movers care about: what the sale clears, what the fees remove, what equity is left, and what that means for the next mortgage.
1. Sale price
Gross amount coming in from your sale.
Includes SDLT, buying legal/admin fees, searches, survey, mortgage fees, broker fee, buildings insurance, and any leasehold allowance. Deposit is not included in this line.
4. Estimated new mortgage needed
£278,778.20
Based purely on the sale-to-purchase maths after buying costs.
Extra cash still needed outside the purchase price
£3,700.00
This captures any shortfall if the sale does not fully cover buying fees, plus contingency and any moving costs you chose to count as upfront cash.
Assumptions
- SDLT uses England residential rates and current configured bands.
- This estimate is for planning only and should be checked with your solicitor, broker, or official tax calculator.
Useful Notes
Cash needed before completion includes deposit, SDLT, buying legal/admin fees, searches, survey, mortgage fees, and optionally a few immediate moving costs.
Estate agent fees can be modelled as a percentage or fixed fee, with VAT controlled separately.
The planner saves your assumptions in local browser storage on this device only.
What this moving house cost calculator does
This moving house cost calculator is designed for ordinary residential moves in England and the wider UK market. It helps you estimate the real cost of moving house by combining the sale side, the purchase side, and the practical moving costs that are easy to overlook when you only focus on the next mortgage or the deposit.
If you are searching for a cost to move house calculator, this tool is designed to help you estimate buying, selling, and moving costs in one place rather than treating them as separate decisions.
Instead of showing only one broad total, the tool breaks a move into the stages people usually think about in real life: selling your current home, redeeming the existing mortgage, paying estate agent and legal costs, working out what money is left, then seeing how that feeds into the next purchase. That makes it useful as a buying and selling house cost calculator as well as a general moving costs calculator.
It includes deposit planning, Stamp Duty (SDLT), buyer and seller legal fees, mortgage fees, early repayment charges, removals, insurance, contingency, and an estimate of the cash needed before completion. If you want to plan your property purchase costs in more detail, the tool is designed to show those costs in context rather than as a single isolated number.
Who this tool is useful for
It is useful if you are selling and buying at the same time and want a clearer idea of how much equity you may have available for the next property.
It is also useful if you are buying only and need a better estimate of the property purchase costs around Stamp Duty (SDLT), survey fees, solicitor costs, and mortgage setup charges.
If you are selling only, the planner can help you estimate what cash may be left after repaying the mortgage and covering selling fees, which is often the number people really want to understand.
How to use this moving house calculator
1. Choose the move type
Start by selecting whether you are buying only, selling only, or selling and buying together. This changes both the inputs and the result view so the planner stays relevant to your situation.
2. Fill in the core numbers
Enter the property values first. For a linked move, the most important starting figures are usually your sale price, current mortgage balance, and expected purchase price.
3. Refine the assumptions
Use the default fee estimates as a planning baseline, then replace them with your own broker quote, solicitor estimate, survey cost, or removal budget whenever you have a firmer number.
What each input section means
Purchase Details
This section sets the value of the new property, how much deposit you expect to use, and which SDLT rules are relevant. If you are a first-time buyer or buying an additional property, those options will affect the stamp duty calculation.
Selling Position
This is where you enter the sale price of your current home, estate agent costs, EPC, current mortgage balance, and any early repayment charges or lender exit fees. For many movers, this is the most important section because it shows how much cash the sale may actually release.
New Mortgage Fees
These are the setup costs around the new mortgage rather than the mortgage loan itself. Arrangement fees, valuation charges, and broker fees can materially change your upfront budget even though they are smaller than the property price.
Legal & Survey
This section covers the conveyancing and due diligence side of the move, including buying legal fees, selling legal fees, ID checks, bank transfer fees, searches, Land Registry fees, and survey costs. These are among the most common fees people forget when roughing out a moving budget.
Moving & Setup
These are the practical costs around the move itself: removals, packing, storage, cleaning, redecorating, furniture, locks, and insurance. They are not part of the purchase price, but they still affect how much cash you need.
Contingency
A contingency helps you plan for the unknowns. You can use a fixed amount or a percentage of the rest of the move costs to create a more cautious estimate.
How to read the results
Move Overview
This is the fastest summary view. It is useful when you want the key figures at a glance, such as cash needed before completion, total move costs, or the amount likely to be left after the sale.
Sale to Purchase Flow
This view is especially helpful for a linked move. It follows the financial path from sale price to mortgage redemption, then seller fees, then net sale proceeds, and finally the amount left to put toward the next purchase. If you want to know roughly how much you may need to borrow on the new mortgage, this is the best result view to start with.
Full Breakdown
The full breakdown shows line-by-line items across buyer, seller, moving, and contingency categories. Use this if you want to sense-check where the totals are coming from or identify which assumptions are pushing the estimate higher.
Assumed vs Custom
The planner marks which values are still using defaults and which ones you have overridden yourself. This makes it easier to see whether a result is still a rough estimate or is beginning to reflect your real quotes and paperwork.
Common costs when moving house in England
One reason moving house costs can feel hard to predict is that the total is made up of several different groups of costs rather than one single bill. Some are tied to the purchase, some to the sale, and some to the move itself.
On the buying side, common costs include stamp duty land tax, legal fees, ID fees, bank transfer fees, searches, Land Registry fees, survey fees, mortgage arrangement charges, valuation fees, broker fees, and buildings insurance. On the selling side, people often need to budget for estate agent fees, professional photography or marketing upgrades, selling legal/admin fees, EPC costs, mortgage exit fees, and any early repayment charge on the current mortgage.
Then there are the practical moving costs, which can still make a meaningful difference to the overall budget: removal company charges, packing materials, storage, cleaning, repairs, decorating, replacement furniture, locks, and a contingency for the unknowns.
A good moving costs calculator should help you see all of those categories together so the final budget feels more realistic. That is the aim of this moving house cost calculator.
Useful tips
Start with your best known figures first: current mortgage balance, expected sale price, and intended purchase price. Those numbers usually shape the rest of the move.
Replace defaults with real quotes as soon as you get them. Even small changes to estate agent fees, SDLT, or mortgage charges can noticeably shift the final picture.
If the result feels unexpectedly high, switch to the full breakdown view and look for assumptions that are still on default values or costs that may not apply in your situation.
Frequently asked questions about moving house costs
Does this calculator work for selling and buying together?
Yes. In fact, that is one of the main reasons it was built. The sale-to-purchase flow is intended to help linked movers understand what the sale may leave them with and how that affects the next mortgage. That makes it useful as a cost buying selling house calculator rather than only a purchase-only tool.
Is the SDLT calculation only for England?
Yes. This version uses England residential SDLT assumptions. It is a planning tool rather than legal or tax advice, so final figures should always be checked before proceeding.
Does the planner save my information?
The tool saves assumptions in local browser storage on your device so it is easier to come back and refine your estimate. It is not designed as an account-based system.
Can I use it if I only want to sell my house?
Yes. The sell-only mode focuses on the outgoing property and highlights the cash left after repaying the mortgage and covering selling costs.
Can I export the results?
Yes. You can copy the summary, export a CSV version of the estimate, or use the print option to create a more shareable planning summary.
Are the default costs official figures?
No. The defaults are editable planning assumptions intended to give you a practical starting point. They should be replaced with real quotes wherever possible.
Important note about moving house cost estimates
This moving house cost calculator is intended for planning and budgeting only. Actual figures can vary depending on your lender, conveyancer, property type, survey choice, local authority search costs, chain timing, and the final products you choose.
Before exchange or completion, it is important to confirm the final numbers with your solicitor, mortgage broker, lender, estate agent, or the relevant official guidance.
