Here's the full breakdown so you can budget properly instead of getting caught out partway through.

Stamp Duty Land Tax is paid by buyers on completion and, for most home movers, it's the largest cost by some distance. Current rates are 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, and higher above that. On a typical £400,000 purchase, that's £10,000.

First-time buyers get relief, paying nothing on the first £300,000 of a property worth up to £500,000 in total. Above £625,000, the relief disappears entirely and standard rates apply to the whole purchase. Worth running an online stamp duty calculator with your specific numbers before making an offer, since crossing a threshold can cost more than people expect.

If you're selling, estate agent commission is usually your largest expense. The average UK fee in 2026 is around 1.42% including VAT, though traditional agents charge anywhere from 0.75% to 3% depending on service level. On a £300,000 sale at 1.4%, that's roughly £4,200.

The cheapest fee isn't automatically the best value. An agent who charges less but takes longer to sell, achieves a lower price, or offers less marketing can end up costing you more than one with a slightly higher fee who sells faster and for more.

Conveyancing for buying typically runs £850 to £1,900 including VAT, with selling usually a bit cheaper at £600 to £1,300. On top of the solicitor's fee, disbursements, the costs they pay on your behalf for local authority searches and Land Registry fees, can add another £400 to £700. If you're buying and selling in the same move, you're paying these fees twice.

A survey is technically optional but worth doing, especially on an older property. A basic Level 1 condition report costs £300 to £400 and suits newer homes. The most popular choice, a Level 2 Homebuyer Report, runs £400 to £700 and fits most typical family homes. A full Level 3 structural survey, recommended for older or unusual properties, costs £600 to £1,500.

Around a third of buyers who get a proper survey use the findings to negotiate the price down, with an average reduction of over £6,000 where issues turn up. The survey often pays for itself many times over.

Mortgage arrangement fees vary by lender, from nothing to £2,000 on some deals. A mortgage valuation, which your lender requires to confirm the property is worth what you're paying, typically costs £300 to £500, though many lenders include this free. Compare the total cost of a mortgage including fees, not just the headline rate, since a lower rate with a higher fee isn't always the cheaper option.

A removal company for a typical three-bedroom house costs £500 to £1,500 depending on distance and volume. Packing services, if you want the firm to box everything up for you, add £200 to £400. Removal costs have risen around 48% since 2019, and booking six to eight weeks ahead can save 15% to 20% compared with booking last minute.

This is where most estimates fall short. New curtains and carpets, because the previous owner's don't fit or don't suit you. Appliances the seller has taken with them. Minor repairs you discover once you're living there rather than viewing it. Buildings insurance, which your lender requires from exchange, not just completion. Council tax and utility setup from day one. A realistic budget for settling in costs is £2,000 to £5,000, and it's the figure most people forget entirely when working out what they can afford.

For a typical scenario, selling at £300,000 and buying at £400,000, the total might look like this. Stamp duty £10,000, estate agent fees on the sale around £4,200, conveyancing for both transactions around £3,000, survey £600, mortgage arrangement and valuation fees up to £1,000, removals £1,000, and settling in costs of £2,500. That comes to roughly £22,300 in total transaction costs, before any work on the new property.

For a straightforward purchase without a sale, the figure is lower, typically £3,000 to £12,000 depending on stamp duty.

Knowing the true cost of moving matters if you're weighing up a bigger property against extending your current one. A £20,000 to £25,000 moving cost on top of a higher mortgage is a very different proposition to a £35,000 extension that gets you the space without the cost of moving at all. Both can be the right choice depending on your circumstances, but you can only decide properly with accurate numbers in front of you.

If you're planning a move and want a specific breakdown of what your transaction would actually cost, call Courtyard Homes on 01925 767000 or visit courtyardhomes.co.uk