How Much Will It Cost Me To Move Home In 2021?

How much does it cost to move home

Moving home is something all of us will need to deal with at some point in our lives. It’s a big step, but if you can plan, prepare, and understand the process, it is significantly less scary! We’re going to cover the costs of moving home in 2021 and the different (sometimes unknown) costs that can often accompany this.

So, how much will it cost to move home in 2021? The answer depends on variables such as where you live, your deposit, and whether you’re a first-time buyer. First-time buyers face average moving costs of more than £1,500, while for existing homeowners, it’s £10,400!

Wondering where we got these figures, and keen to find out more about how you’re affected? Read on for a more detailed breakdown of average costs, and how much you are going to need to set aside if you have designs on moving.

Moving Home in 2021 – The Costs Explored

The average cost of a property in the UK is believed to come in at £216,096. Of course, this does depend on where you want to live or are thinking of moving to; in London, you could well be looking at more than double that, for instance. But when you are buying a property that is a cost you are already fully aware of, as you will be making an offer. Mortgages are part and parcel of the process of moving house, and moving home mortgage payments are factored into the equation for most people. It’s all the other administrative costs that can knock people for six.

Indeed, there are quite a lot of additional moving costs to consider surrounding any house move. This is the case whether you are moving to another county, or if you’re just moving down the road. We’ve tried to look at giving the best possible cost breakdown that existing homeowners, as well as first-time buyers, are able to make use of and understand.

And this table should provide a good example of some of the main costs you’re going to have to keep in mind when figuring out how much your move is likely to cost. All of the costs listed are the approximate UK national average according to Which? and Nationwide.

Moving Cost Homeowners First Time Buyers
Stamp Duty £4,625 £0* *(on properties up to £300k; properties up to £500k will see no SD on first £300k)
Removal Company £480 £289
Estate Agent Fees £3,356 £0
Conveyancing £1,490 £958
Energy Certificate £55 £0
Surveying £408 £366
Total £10,414 £1,613

As you can see, the cost of moving house as an existing homeowner is considerably more than for first time buyers. But these are costs you’re going to need to prepare for before making your move. Those living in, moving into, or moving within London will most likely see even higher costs.

It’s clear that stamp duty is also the greatest cost that people will be facing when looking to move in 2021. If you would like to find out more about exactly how much stamp duty you should expect to pay, head for www.gov.uk and use the link provided.

Let’s take a look at the main cost categories in a little more detail.

How much is Stamp Duty?

Stamp duty is the biggest cost you are going to be facing, and one of the main factors that can often make it so difficult for people to move. Right now, you’re probably asking how much is stamp duty, who has to pay it, and can I move home without paying it? We’ll endeavour to answer all of these questions moving forward.

In the UK, the laws regarding Stamp Duty Land Tax (SDLT) vary and can be complex. Basically, if you are buying a property valued at less than £125,000, you will not have to pay ANY stamp duty whatsoever. The one exception to this is if it is a second home, and then you will have to pay SDLT on anything above £40,000. First-time buyers are exempt from paying any stamp duty on a property valued at less than £300,000.

So how much is stamp duty? Well, the best way of understanding the percentages you might need to pay is by looking at the table below:

Property Price Stamp Duty Rate
Up to £125,000 0%
£125,000 – £250,000 2%
£250,000 – £925,000 5%
£925,000 – £1.5m 10%
£1.5m+ 12%

What will Conveyancing cost me?

One of the other big costs you’re going to be facing is for conveyancing fees. Now, this is a legal obligation, as it is something that deals with the transfer of titles and deeds from one buyer to another. One of the key bits of mortgage advice you should expect to receive is about how important it is to hire the right conveyancer. But how much is this likely to cost you?

On average, conveyancing costs around £1,500, but you may get extra charges if your property is a leasehold or help-to-buy property. Make sure you find out what sort of conveyancing fees you will be looking at beforehand so you can prepare for this.

Estate Agent Fees

Look, most of us don’t care for estate agents, but they are an integral part of the process of moving house, and this is something you need to prepare for. Any financial adviser will tell you to prepare for the fees estate agents will charge, and remember to speak with your mortgage broker about this. The average cost of using estate agents is more than £3,000, however, much like in the case of stamp duty, this is something that can vary. Choose your estate agent based on the estate agents team and the service they offer, not their price!

8 top tips on increasing the value to your property

Removals Company

Choosing the right home mover can be an important part of the process, and this is something you’ll take charge of yourself. There isn’t going to be any mortgage adviser recommending removals companies to you, so you need to think about how to make the right choice, and what it will cost. This is a list of some of the key factors that can influence and affect moving costs.

  • Accessibility of property
  • Size of van you’re hiring
  • Time and day of move
  • How long the move takes
  • Where you are moving to
  • Man and van
  • Specialist items
  • Additional services like packing and storage

Luckily most removals companies will offer a free quote for their services, so you can get in touch with multiple movers and find out who has the best value for money. This is a good way of reducing the cost of your move in the best possible way.

Additional Potential Moving Costs

Here is some of the additional info you’re going to need to know about when it comes to planning your home move, as well as working out how much you’re going to have to pay.


Now on some occasions, you might find that you are going to need to store stuff. Perhaps you can’t move it right away, or perhaps you don’t have space for it, but you want to keep it. Self-storage fees are definitely something you need to account for, and self-storage fees in the UK can range anything from £5 p/w up to £75 p/w depending upon size. Here is a breakdown of average self-storage costs in the UK.


You will also need to think about the security aspect of your new home, and this means possibly replacing the security system and the locks. A new security system could set you back anywhere between £100 and £350 depending on the system you want.

Energy Performance Certificates

You are also going to need to think about the different costs when selling, for instance, you will need to pay for an Energy Performance Certificate (EPC). This is to confirm how energy-efficient the home is, and it will not cost a lot (typically between £40 and £120). But make sure you factor this in as an additional cost.

Related Questions

It’s also important to ask questions about the process so that you can be sure you are getting clearer answers. You are probably going to have a fair few questions about the cost of moving house in 2021, and these are a couple of the more common questions people tend to have about this process.

How Can a Mortgage Broker Help Me?

A lot of people take for granted just how important a mortgage adviser can be in the process of moving home. Not only will they be able to advise you on the best mortgage for you, but they can also give you a heads up when it comes to additional costs you might be incurring during the move that you may not know about. There are also plenty of great no-fee mortgage broker firms out there that you can really benefit from, and they will help to save you money.

How Much Deposit Do I Need?

Another common question home movers tend to have is asking how much deposit they will need. Now, as a first-time buyer, you may not have any clue here, while homeowners have more of an idea. Generally, this will depend on the mortgage broker you are working with and will be a percentage of the price of the home. Deposits as low as 5% have been commonplace in the past, but as a rule between 10-20% would be ideal financial advice. – What do you need to know before buying your first home?

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Steve Roberts
Steve Roberts

Stephen Roberts MAQ is the founder of YesCanDo Money, Hampshire's largest no-fee mortgage brokers. With over 30 years of mortgage experience, he has advised and helped thousands of First-time buyers buy their first home and home movers buy their dream home. Speak to a mortgage expert today by completing our contact form:

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