The upfront cost of buying and selling a home in England has reached £17,413 – 74% more than a decade ago after adjusting for inflation.
Despite the longer-term increase, the typical moving bill has actually fallen by £418, or 2.3%, over the past year as lower property prices reduce stamp duty and estate agency costs.
The figures come from reallymoving’s 2026 Cost of Moving Report, based on analysis of 204,000 home-moving quotes between August 2025 and July this year.
Its calculations include stamp duty, conveyancing, estate agency fees, a Level 2 RICS survey, an Energy Performance Certificate and removals.
STAMP DUTY BILL
Stamp duty remains by far the largest single expense for someone buying and selling, accounting for £9,500 of the typical £17,413 bill.
The median purchase price used in the analysis fell from £395,000 to £390,000 over the year, reducing the typical stamp duty bill by £250.
A fall in the median sale price from £325,000 to £315,000 also reduced average estate agency fees by £142 to £4,473.
Removals costs fell almost 12% from £709 to £624, while conveyancing costs moved in the opposite direction, increasing 2.7% to £2,241.
Rob Houghton (main picture), Founder and Chief Executive Officer of reallymoving, says: “Movers will be relieved to hear the cost of moving has eased a little this year, but the longer-term picture is far less reassuring.
“Moving home costs almost three-quarters more than it did a decade ago, even after accounting for inflation, making it a major barrier to mobility and economic growth.”
LONDON COSTS
The research reveals a substantial north-south divide, with moving costs across London, the South East, East of England and South West averaging £22,844.
That is more than double the £11,110 average across the North East, North West and Yorkshire and the Humber.
London movers face the highest bill at £32,017 – 84% above the England average.
Based on a median London purchase price of £625,000, the calculation includes £21,250 in stamp duty, £6,887 in estate agency fees and £2,675 in conveyancing costs.
FIRST-TIME BUYERS
First-time buyers face a much smaller upfront bill because they do not have estate agency costs and most remain exempt from stamp duty.
The typical first-time buyer spends £2,293 in moving costs, excluding their deposit, down £22 or 0.9% from last year.
However, London is the only region where the median first-time buyer purchase price in reallymoving’s analysis exceeds the £300,000 stamp duty relief threshold.
With a median purchase price of £405,000, a London first-time buyer faces an estimated £5,250 stamp duty bill, taking total upfront moving costs to £7,813.
Houghton adds: “The average first-time buyer in the capital must find £5,250 in stamp duty, taking their upfront moving costs to almost £8,000 before a deposit is even considered.
“It’s a significant challenge for anyone, but particularly those buying their first home as a single person or without parental help.”
