How much does it cost to move house in 2025 – and how to save money on moving

Fast forward to January 2025 and the figure is higher, with another increase on the cards. The UK’s average house price has surpassed that figure and the impending stamp duty change will make it even more expensive for almost every home mover upon completion.

Breakdown of moving home fees 2025*

Drawing up a moving budget? Be sure to consider these fees and charges:

£241,032 - cost of an average property: The latest Nationwide house price index revealed property values are on the rise. In fact, they increased 4.7% in the year to December 2024. A typical UK property now costs £269,426. The lender also said the average house price in the North West is £241,032.

£37,155 - cash deposit: Data from better.co.uk found the median deposit value in July 2024 was £41,750, so based on the North West’s average house price, a 15% deposit would be around £37,155.

Stamp duty: Stamp duty land tax becomes more expensive from 1st April 2025, as the 2% threshold is being reintroduced. To illustrate, if a homeowner purchased their next property for £241,032 before 1st April 2025, the stamp duty bill would be £0. If you purchase the same property after 1st April 2025 and the stamp duty bill will rise to £2320.64 as the stamp duty band starts at £125,001 as opposed to £250,000.

£2,410 to £4,820 - estate agent sales fees: Estate agents charge sellers a fee to sell their property, usually a percentage of the sale price. In the UK, sellers can expect to pay between 1% and 2%. Based on Nationwide’s North West average house price, this fee could be between £2,410 and £4,820.

£60 to £120 - EPC fee: If a property being sold does not have a valid Energy Performance Certificate (EPC), the seller will have to commission one, paying between £60 and £120.

£1,263 - legal fees: Just like estate agents, a conveyancer/solicitor will charge a fee for overseeing the legal transfer of a property from one person to the next. While My Home Move Conveyancing says movers will spend £1,263 on conveyancing fees, those who are buying and selling in tandem should factor the cost of two transactions.

£1,300 - removal fees: While it’s very noble to do the lifting and shifting yourself, many movers pay professionals to take their worldly goods from A to B. My Home Move Conveyancing estimates the average removal cost to be £1,300 – a cost that has risen 3% year on year, according to Reallymoving.

£1,000 to £2,000 - mortgage arrangement fee: Some of the best home loans come with a sting in their tail, in the shape of a mortgage arrangement fee. Comparethemarket.com says mortgage arrangement fees are generally in the region of £1,000-£2,000, depending on the property’s value.

£100 to £1,500 - survey & valuation costs: Fees should also be factored in when it comes to the condition of the property being bought (and whether the lender thinks it’s worth the price being paid). A home buyer’s survey varies in cost depending on the type ordered. A survey checking for visible defects (level one) is the cheapest at about £300-£900. A level two survey would set a buyer back between £400-£1,000, while a level three full structural survey would cost about £630-£1,500. Buyers using a mortgage may also pay for a valuation survey, which typically costs between £100 and £1,000.

Moving to or within the North West? The cost of moving home varies across the UK, and the North West is no exception. Based on the region’s average house price of £241,032, home movers will still need to budget for upfront costs. While property prices are lower than the UK average, stamp duty and legal fees remain key expenses to factor in.

How to slash moving costs

If you are selling a property, selling to Open Property Group could slash thousands of pounds off your moving costs. As professional, private buyers, they don’t charge estate agent fees. Open Property Group will also pay your legal fees and cover the cost of an EPC, if required – saving you in the region of £5,000.

You can request a cash offer to start your sale to Open Property Group. They won’t ask you to make repairs or property improvements – even if a survey reveals structural problems. You can contact their team to find out more.

*Check with your solicitor, mortgage lender and estate agent to verify what fees apply.