Removal costs by property size (2026 averages)
- Studio / 1-bed: £320–£850 local, £900–£1,600 long distance.
- 2-bed: £480–£1,150 local, £1,200–£2,100 long distance.
- 3-bed: £680–£1,450 local, £1,500–£2,800 long distance.
- 4-bed+: £950–£2,200 local, £2,400–£4,500 long distance with packing.
Buying costs on top of the property price
- Stamp duty (England & NI): £0 up to £250,000, 5% £250k–£925k, 10% £925k–£1.5m, 12% above.
- First-time buyer relief: no stamp duty up to £425,000 on homes up to £625,000.
- Conveyancing: £850–£1,800 including searches and Land Registry fees.
- Homebuyer survey: £400–£900 depending on property age and value.
- Mortgage arrangement + valuation: £0–£1,500.
Selling costs
- Estate agent fees: 0.75%–1.5% + VAT (high street), 0.5%–1% online.
- EPC certificate: £60–£120 if you don't already have a valid one.
- Conveyancing on the sale side: £700–£1,500.
Other essentials
- Deposit for a rental: typically 5 weeks' rent.
- Change-of-address mail forwarding (Royal Mail): from £39.99 for 3 months.
- New utilities set-up, council tax, TV licence transfer — usually free but budget half a day of admin.