How much does it cost to move home in 2026?

Homebuyers are being hit with much more expensive mortgages, as average fixed rates are nearing 6%. 

The impact of higher rates dampening the property market is that the cost of moving has actually fallen slightly by 2.3% in England, according to comparison site Reallymoving. However, costs have risen in Scotland and Northern Ireland, while falling in Wales.

Here, Which? breaks down the main moving costs, reveals which have risen and fallen over the past year and compares how much it typically costs to move throughout the UK.

How much does it cost to move house?

Moving costs vary significantly across the UK. This is mostly driven by differences in average property prices, which dictate the typical amount of stamp duty (Land and Buildings Transaction Tax in Scotland and the Land Transaction Tax in Wales) owed.

If we look at how costs have changed since last year, Northern Ireland recorded the biggest increase, with home movers paying an extra £2,217 on average. Costs also rose in Scotland, but by just over £500. However, movers in Wales now typically pay less, with the average cost dropping by more than £300.

Unsurprisingly, London has the highest moving costs. In the capital, the average cost of moving now stands at just over £32,000. This has dropped by more than £500 since last year as a result of falling property prices. 

The average first-time buyer in London pays just shy of £8,000. Much of this difference is due to stamp duty, which adds thousands to the cost of buying.

At the other end of the scale, moving costs are typically lowest in the North East.

Use our interactive map to compare average costs across the UK. 

Cost of moving falls by 2% in England 

The slight decrease in the average cost of moving in England is primarily driven by the struggling property market. The median house price has dropped by £5,000 over the past year to £390,000, cutting the average stamp duty bill by £250.

Lower property prices have also reduced estate agent fees, which are typically charged as a percentage of the sale price. The average fee has fallen by £142 over the past year.

A quieter property market has brought down the typical cost of removals, too. The average cost of moving 30 miles has fallen by 12% to £624.

Despite these falls, moving home remains considerably more expensive than a decade ago. A home move in 2016 cost £10,016 in today's money, according to Reallymoving.

Conveyancing is the only cost that has increased since 2025, although the rise was less than £100.

This table summarises the average cost of moving home in England if you're selling and buying. 

• Find out more: What's happening to house prices?

The cost of buying your first home

Reallymoving's analysis also explores how much it costs to buy your first home, although the figures don't include a house deposit. 

Average first-time buyer moving costs vary across the UK, from £1,581 in Scotland to £2,293 in England. Buyers typically pay £2,183 in Wales and £2,243 in Northern Ireland.

In England, first-time buyers now pay £22 less on average than last year, driven by a fall in removal costs.

First-time buyers have lower costs than home movers, as they avoid estate agent fees, which are paid by the seller, and may qualify for relief from property taxes, depending on where they're buying and the property price.

• Find out more: Best mortgage rates

Find the right estate agent

Use the free tool from GetAgent to compare estate agents in your local area, based on past performance.

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How to save on moving costs  

There are some moving costs that - no matter how much research and negotiation you do - can't be reduced. Stamp duty is the best example of this. 

Other costs can be reduced, though. By shopping around for providers, such as removal companies and estate agents, you may be able to make savings. When considering your options, always get the right balance between price and the level of service.

When searching for a removal firm, Reallymoving also advises checking whether you qualify for a discount, which sometimes applies to pensioners, students, key workers or members of the armed forces.

Another way to make savings is by moving at a quieter time. The end of the summer holidays is typically the busiest moving period and therefore the most expensive. Fridays are typically the busiest day of the week for moving. 

When budgeting for your next move, also take the time to factor in often-forgotten costs. According to our research, people commonly find that the price of decorating and buying new furniture, appliances and curtains is higher than they'd expected. 

• Find out more: The most unexpected moving costs