The Real Cost of Moving House in the UK (2026 Guide)
By PINEAPPLE NEST · Published
Moving house? Here's what it actually costs.
Most people budget for the purchase price and forget about everything else. The reality? Moving house in the UK costs £8,000–£15,000+ in fees on top of your property price.
Here's the full breakdown — and where you can save.
The fee breakdown
| Cost |
Typical range |
Notes |
| Estate agent fees |
£2,500–£6,000 |
1–1.8% + VAT of sale price |
| Conveyancing/solicitor |
£800–£1,500 |
Legal fees for the transaction |
| Stamp Duty (SDLT) |
£0–£15,000+ |
Depends on price and buyer status |
| LBTT (Scotland) |
£0–£10,000+ |
Scotland's equivalent of Stamp Duty |
| Survey/valuation |
£300–£1,500 |
Depends on survey type |
| Home Report (Scotland) |
£500–£1,000 |
Required by law in Scotland |
| EPC certificate |
£60–£120 |
Required for all sales |
| Removal costs |
£500–£2,000 |
Depends on distance and volume |
| Mortgage arrangement |
£0–£2,000 |
Some lenders charge fees |
Total: £5,000–£15,000+
The biggest saving you can make
Estate agent fees are the single largest controllable cost.
On a £250,000 home at 1.5% + VAT, that's £4,500 going to an agent. For what? Uploading your photos to Rightmove and answering phone calls.
With Pineapple Nest: £0
You list your home yourself, buyers contact you directly, and you save thousands.
| Home price |
Agent fee (1.5%) |
With Pineapple Nest |
| £150,000 |
£2,700 |
£0 |
| £200,000 |
£3,600 |
£0 |
| £300,000 |
£5,400 |
£0 |
| £400,000 |
£7,200 |
£0 |
Costs you can't avoid
- Solicitor/conveyancer — you need legal representation (£800–£1,500)
- Stamp Duty/LBTT — government tax on property purchases
- Survey — recommended to check property condition
Costs you CAN avoid
- ❌ Estate agent fees — list on Pineapple Nest for £0
- ❌ Premium portal listings — Pineapple Nest is free
- ❌ Agent photography fees — upload your own photos
Use our free tools
Ready to save thousands?
List your home free → · Browse buyers →
Pineapple Nest — skip the agent, keep your money.
