Use this page to estimate the cash needed for a move by separating legal, survey, removals, storage and overlap costs. It is more useful than the asking price alone because the real budget problem is usually the money you need before completion.
MOVING HOME
Moving cost calculator
Estimated result
£5,149
- Legal and survey
- £2,450
- Removals
- £1,200
- Mortgage and other
- £1,499
Purchase tax, deposit and estate-agent selling fees are not included unless entered under other costs.
Add the major moving expenses together before you commit to a sale or purchase.
Use this page to estimate the cash needed for a move by separating legal, survey, removals, storage and overlap costs. It is more useful than the asking price alone because the real budget problem is usually the money you need before completion.
Even a straightforward move can add several thousand pounds of legal, survey and removals costs on top of the deposit and purchase tax.
- Do not forget to include both buying and selling costs.
- Do not assume removals are the only moving expense.
- Do not overlook temporary overlap in rent, mortgage or storage.
- The exact legal and survey costs depend on property type, location and provider.
- Selling costs are not included unless you add them in your own assumptions.
- Purchase tax and mortgage fees vary by nation and lender.
What this calculator does
It adds up the practical costs of moving home: legal fees, surveys, removals, storage and any overlap between old and new housing. That gives a better sense of the cash pressure than looking at the asking price alone.
Nation-aware note: purchase tax can be stamp duty in England and Northern Ireland, LBTT in Scotland, or LTT in Wales, so the final budget can change by location even when the moving plan looks similar.
Worked example
A chain move can easily include both purchase and sale costs, especially if a buyer needs temporary storage or a short rent overlap. The calculator makes those extra items visible before the transaction becomes unavoidable.
For example, a buyer who pays conveyancing, surveys, removals, a purchase tax bill and one month of overlap can need materially more cash than a simple deposit-only budget suggests.
Budget breakdown
- Legal and conveyancing
- Solicitor, searches and admin fees
- Survey and valuation
- Homebuyer, building or lender valuation costs
- Removals and storage
- Van, packing, storage or temporary access
- Purchase tax
- Stamp duty, LBTT or LTT depending on nation
- Mortgage fees
- Arrangement, broker or product fees where charged
- Overlap costs
- Temporary rent, mortgage or utilities during the move
- Set-up costs
- Broadband, cleaning, maintenance and redirection
Why the result can differ
Different solicitors, survey types, removals companies and temporary housing choices can change the total a lot. Purchase tax and mortgage fees also vary by nation and lender, so this should be used as a planning range.
Chain timing matters too: if completion slips, a buyer may pay extra storage, rent or bridging costs that do not appear in a simple first-pass budget.
SOURCES & REVIEW
Checked against official guidance
Last reviewed 1 September 2026 · Rule version GB-2026.27.1
Daily/weekly source monitoring. If a source changes, the affected rule set is reviewed before publication.
All source links are kept visible so you can verify the figures used on this page.
Source line: Moving-cost assumptions are checked against MoneyHelper guidance and the shared property rule set.
MoneyHelper: Cost of buying a home ↗MoneyHelper: Buying a home ↗Sources, methodology and update policy →Report an issue or correction →WHY RESULTS DIFFER
Why two users can see different results
Why the result can differ
Different tax codes, payroll periods, Scottish bands, pension methods or lender assumptions can change the outcome.
One-off bonuses, pay frequency, overpayments, allowances and reliefs can move the result away from a simple annual estimate.
Where a rule depends on eligibility or legal status, this page shows an estimate and links to official guidance.
This section is intentionally repeated on key tools so the explanation stays near the result instead of being hidden in a separate policy page.
COMMON QUESTIONS
Frequently asked questions
Does this include stamp duty or LBTT?
Only if you add it as a cost item in the model.
Are estate agent fees included?
Selling costs are not automatically included, so check the exclusions before using the result.
Should I use this before getting an offer accepted?
Yes. It is a planning estimate that helps you budget for the full move before the transaction becomes serious.
Does this include removals storage or overlap rent?
Yes, if you include those items in your assumptions; they are often the difference between a thin and realistic budget.
Why does the total jump so much by nation?
Purchase tax varies by England, Scotland and Wales, so the same move can cost different amounts depending on the route.
Is this the same as the deposit budget?
No. The deposit is only one part of the cash you need; legal, survey and overlap costs can be significant too.