Buying a house is a major financial undertaking, and the expenses don’t stop at the purchase price. Many first-time (and even repeat) homebuyers are surprised by the myriad costs associated with both buying a property and moving into it. In this comprehensive guide, we’ll break down the key costs of buying a house and moving, especially relevant to the UK in 2025. From your deposit and Stamp Duty to solicitor fees, surveys, and removals, we’ll cover what you need to budget for. Understanding these costs upfront will help you plan better and avoid nasty surprises during an already stressful (but exciting) process.
Deposit, The Big Upfront Cost
This is the chunk of the property price you pay upfront to secure your mortgage. In the UK, lenders typically require at least 5-10% deposit (with 10% or more getting you better rates). For example, on a £300,000 house, a 10% deposit is £30,000. Saving for a deposit is often the biggest hurdle for buyers, indeed, 79% of first-time buyers worry about saving a deposit in 2025.
Note that 100% mortgages (no deposit) are rare but some have emerged with guarantors. The more deposit you put down, the lower your loan-to-value ratio, which usually means a better mortgage interest rate. Budget tip: Aim to also have some savings left after the deposit, as you’ll need cash for fees and an emergency buffer.
Stamp Duty Land Tax (SDLT)
This is a property transaction tax, and it can be one of the largest costs after the deposit. As of 2025, in England, first-time buyers pay no Stamp Duty on the first £300,000 of a property (if the property is £500k or less).
For home movers, the brackets are: 0% up to £125k, 2% on £125k-£250k, 5% on £250k-£925k, etc. For example, if buying at £400,000 (and you’re not a first-timer), you pay 0% on first £125k, 2% on next £125k (~£2,500), 5% on remaining £150k (£7,500), total Stamp Duty = £10,000.
The HomeOwners Alliance suggests budgeting anywhere from 0% to 15% of the price for Stamp Duty depending on value. Note additional 3% surcharge if it’s an additional property (like a buy-to-let). Also, stamp duty rules are changing April 2025: thresholds might revert (there were temporary cuts). Always use an up-to-date Stamp Duty calculator. Bottom line, know your Stamp Duty bill because it’s due shortly after completion (within 14 days).
Conveyancing Fees
Solicitor/Conveyancer Fees: You’ll need a solicitor or licensed conveyancer to handle the legal side of the purchase, title transfer, searches, contracts. Budget around £500-£1,500 for legal fees. The fee often depends on the property price and complexity (leasehold usually costs more due to extra work). In addition to the solicitor’s fee, you’ll pay for disbursements: these are costs the solicitor passes on, such as local authority searches (£250-£450) and Land Registry fees (£200-£300). So total conveyancing cost could be ~£1,000-£1,800. Some solicitors work on a fixed fee, others on a percentage of the property price. Also, if the transaction falls through, some might charge a reduced fee for work done, ask about a “no move, no fee” arrangement for peace of mind. Remember, leasehold properties typically incur about £300 more in conveyancing fees due to extra lease documents.
Survey Costs
Before buying, you should get a survey (inspection of the property’s condition). There are different levels: a basic Mortgage Valuation (often required by lender, costs ~£250+ but sometimes free with your mortgage deal), a Homebuyer Report (~£300-£600, more detailed), or a full Building Survey (for older/large homes, £600-£1,500). Budget around £300-£700 for most cases. A HomeBuyer Report often suffices for relatively modern properties in decent shape. If issues are found, you might use that to renegotiate price or require repairs.
There are also specialised surveys (drainage, electrical, etc.) if needed. In 2025, with everyone conscious of energy costs, some buyers also pay ~£50-£100 for an extra inspection of the boiler or insulation, though an EPC (Energy Performance Certificate) should already tell you about efficiency (EPCs are provided by seller). The peace of mind from a survey is well worth the cost, it can reveal hidden problems that might cost thousands later. If the survey is good, you have reassurance; if bad, it might save you from a money pit or help you bargain.
Mortgage Fees (Arrangement and Valuation)
Mortgage Fees: Getting a mortgage can involve fees. Some mortgages have an Arrangement Fee (also called product fee) up to around £1,000-£1,500. You can sometimes add it to the loan, but then you pay interest on it. Other mortgages are “fee-free” but might have a slightly higher rate. Also factor in a Mortgage Valuation Fee (the lender’s basic survey), though many lenders do it for free or include it. If not, that’s ~£200-£400. Mortgage broker fees: If you use a broker, some are free (they get commission from lender) while others charge e.g. £300-£500.
Budget anywhere from £0 (if you find a no-fee deal) up to £1,500 for various mortgage costs. Also, don’t forget life insurance or mortgage protection, not compulsory, but wise. It’s not a lump “cost of buying” per se, but an ongoing cost triggered by buying a house. Finally, if you put under 10% down, some lenders require Higher Lending Charge (to insure themselves), rare nowadays, but check.
Insurance (Home, Life)
While not a one-time “cost of buying,” Home Insurance (Buildings Insurance) is often required by your lender from exchange of contracts. You need to start that policy when you legally commit to the house. Annual buildings insurance for a typical house might be a few hundred pounds. Contents insurance is optional but recommended for your belongings. If you don’t already have it, factor in this new ongoing cost.
Many buyers also take Life Insurance or Mortgage Life Insurance when buying to cover the mortgage if something happens. That can be maybe £10-£30 a month depending on coverage and health, not a closing cost, but a new cost to plan in your budget. While these insurance costs aren’t fees paid at purchase, they are direct results of purchasing a home and thus good to include in overall planning[144].
Moving Costs (Removal Company or Van Hire)
Moving Expenses: Now onto moving itself! If you hire a professional removal company, costs vary by distance and volume. For a typical 2-3 bedroom house moving within the same city, you might pay ~£500-£1000. Longer distances or more stuff (or needing packing service) can push it to £1,500+. HomeOwners Alliance notes average moving cost in 2025 (including removals, not purchase costs) is about £1,200+ for the actual move.
Factors: do you need them to pack for you (extra), any special items like a piano (extra), need storage, etc. If you DIY with a van hire, maybe it’s £100-£200 for the van and fuel, plus maybe paying friends in pizza. Don’t forget packing materials cost: boxes, tape, bubble wrap can be £50-£100 if bought. Also, if you have a gap between homes and need storage, that’s another cost (storage units might be £20-£30/week for a small unit). So budget accordingly. Pro tip: get removal quotes early (and check they have insurance). Many people find this cost more than expected, but having good movers can reduce stress significantly on moving day.
Estate Agent Fees (if You Are Selling an Old House)
If your scenario involves selling your current house to buy the new one, factor in estate agent commission. In the UK, estate agent fees for selling are usually 1-3% + VAT of the sale price. On a £300,000 home, 1.5%+VAT (~1.8%) is £5,400. This is often the biggest cost of moving house (as opposed to buying) outside of Stamp Duty. Since our focus is buying and moving, including this for those trading up. If you’re a first-time buyer, you can ignore this. Also, if you used Help to Buy in the past and now selling, or other schemes, check if there’s any loan repayment or interest to handle. That’s beyond normal fees but part of moving cost for some.
Furniture and Appliances
Often when moving into a new home, you’ll need to budget for furnishing or buying appliances. Perhaps the previous owner took the fridge, or you finally have a garden so you want outdoor furniture. These aren’t exactly closing costs, but they are part of the true cost of moving to a new house. You may not need much if you already have everything, but first-time buyers coming from rentals might need to buy white goods (fridge, washer) and furniture. This can easily run into thousands.
The HomeOwners Alliance guide mentions “owning a home costs more than you might expect, include costs of running and furnishing it”. So allocate some funds for initial purchases like curtains, light fixtures (some new builds come naked!), minor DIY, etc. A rough estimate might be £1,000-£2,000 for basics in a small home, but it could be much more if you are upgrading your sofa set, etc. This is very individual, but don’t forget it in planning so you’re not cash-strapped for a bed or washing machine after paying all the legal fees.
Council Tax and Utilities Setup
When you move, you’ll start paying Council Tax and utilities from completion day. Council Tax bands vary by property; find out the annual cost (could be £1,000-£3,000 depending on band). You usually pay monthly. While not a “cost of buying” one-time, sometimes councils ask for a month upfront or you might overlap paying at old and new address for a short period. Similarly, for utilities (electricity, gas, water, broadband): sometimes you might pay connection fees for broadband (~£50). Or if the previous energy provider demands a security deposit (rare, but if you have poor credit maybe).
Most of these costs are ongoing and will fit into your monthly budget, but it’s wise to set aside a couple hundred for any initial bill overlaps, setup fees, or unexpected charges when initiating services. Also note, when you move in, you might want a locksmith to change locks, that’s ~£100-£150, which is a safety thing some new owners do.
Removal Insurance or Transit Insurance
Check if your moving company provides insurance for damaged items during the move, and up to what value. If not or if DIY moving, consider transit insurance for your stuff. It might be an extra £50-£100, but if you have expensive electronics or furniture, it could be worth it. Some home insurance policies cover moves, but often only if a professional mover does it. This is a smaller line item, but part of moving costs to think about. Peace of mind is sometimes worth the small premium.
Time Off Work (Opportunity Cost)
One hidden cost: if you need to take unpaid time off to handle the move, that’s lost wages. If possible, use paid holiday days. If you’re self-employed, budget for a day or two of lower income due to moving day and maybe an extra day to unpack essentials. Not quantifiable in general, but for completeness, remember your time has value and moving can consume a lot of it, sometimes at the expense of work.
The “New House Kitty” (Emergencies and Unforeseen)
When budgeting the cost of buying and moving, it’s prudent to keep a contingency fund for the unexpected. Perhaps the boiler breaks in week one (some buyers get a home warranty plan to cover such things for the first year, that’s another ~£300 cost if you choose). Or you find some slight damage on moving day that needs quick repair. HomeOwners Alliance points out that owning a home also means maintenance costs, they recommend budgeting for things like boiler servicing, etc., as part of running costs. Right when you move, maybe you’ll find you need to buy some tools or pay a handyman for odd jobs (like mounting a TV, assembling furniture). Having a few hundred pounds at least set aside for these first-month costs will help you settle in without financial stress.
Total Estimated Cost Example
Let’s put it together with an example (England, first-time buyer, £300k house):
- Deposit: £30,000 (10%).
- Stamp Duty: £0 (first-time buyer, under £300k).
- Solicitor + searches: ~£1,200.
- Survey (Homebuyer): £400.
- Mortgage fees: £0 arrangement (chose a fee-free deal), £0 valuation (included), or could be up to £1,000 if not.
- Moving company: £800 (local move, 2-bed worth of stuff).
- New furniture & misc: £1,500 (fridge, some curtains, bits and bobs).
- Insurance (setup): £100 (annual home insurance, first month of bills etc.).
- Contingency: £500.
Total cash needed (outside mortgage) ≈ £34,500. If not first-time, add Stamp Duty e.g. £5,000 making ~£39,500. If also selling, factor agent fees on selling side (but you’d hopefully use sale proceeds for those).
Every situation varies, but generally, HomeOwners Alliance estimates 10% on top of purchase price can be extra costs when you add everything. That can be less for first-timers with small Stamp Duty, or more if lots of furniture/repairs needed. The average cost to move house in 2025 (selling and buying) is cited as over £13,000 when you include Stamp Duty, agents, legal, moving, etc. So, buying and moving isn’t cheap, but being prepared ensures you won’t be caught off guard.
The cost of buying a house and moving extends far beyond the price on the property listing. It includes a host of fees, deposit, Stamp Duty, solicitor, surveys, mortgage fees, as well as the practical costs of moving and setting up home. By breaking down these expenses and budgeting for each, you can approach your home purchase with eyes open and finances in order. While it may seem overwhelming, knowing the numbers means you can save appropriately and perhaps adjust your home-buying budget to account for these extras. Once you’ve paid that last solicitor invoice and unpacked the final box, you’ll be able to enjoy your new home knowing you planned well for its true cost. Happy homebuying and good luck with your move!
Sources: HomeOwners Alliance provides detailed guides on hidden costs of buying and the average costs in 2025. Government websites outline Stamp Duty rates and mortgage calculators often warn of arrangement fees. Using these and real examples helps compile a realistic cost overview.
