"For first-time buyers, the challenge doesn’t end with saving a deposit – the cost of moving is creeping ever higher in every region of the country"
- Rob Houghton - reallymoving
Moving home in England has reached a record high of £17,831 in upfront costs, placing increased financial pressure on both buyers and sellers, according to reallymoving’s annual Cost of Moving Report. The report analysed 181,000 quotes generated by home movers in 2025, factoring in Stamp Duty, conveyancing, estate agent fees, a Level 2 RICS Homebuyer survey, EPC, and removals.
The average move now costs 27% more than in 2024, when the typical mover paid £14,045. Stamp Duty has been the main driver, following the reintroduction of lower thresholds in March. Other costs have also increased: conveyancing fees are up 8.7%, survey costs rose 6.5%, and removals charges edged up 1.5% to £709 for moves under 30 miles. The only unchanged expense is the Energy Performance Certificate (EPC), which remains £65.
Rob Houghton, founder and CEO of reallymoving, said, “The overwhelming cost of moving home now swallows up 46% of the median annual salary in England – a stark reminder of how transaction costs are acting as a significant barrier to mobility, market fluidity and broader economic growth. In years gone by, house price growth would enable people to build up significant equity, which would then help fund the next move, but that can no longer be relied upon.”
Londoners face steepest costs
Home movers in London pay the most, with an average of £32,786 to buy and sell a property. Based on a median purchase price of £635,000, this includes £21,750 in Stamp Duty, £6,887 in estate agent fees, and £2,859 in conveyancing. Moving in London now consumes 69% of the median salary. First-time buyers in London also face Stamp Duty for the first time on a median purchase price of £410,000, bringing their total moving costs to £8,192.
Elsewhere, moving costs show a marked north/south divide. In the North East, homeowners pay £8,010 to move, just one quarter of the London total. Yorkshire & Humber (£11,500) and the North West (£11,920) are also significantly lower, reflecting the impact of lower house prices on Stamp Duty.
First-time buyers see costs rise in all regions
First-time buyers (FTBs) in England face moving costs of £2,315 on average, up 6.5% on 2024. Increases range from 3% to 8% depending on the region. Conveyancing and survey fees have driven most of the rise. Aside from London, where FTBs are now liable for Stamp Duty, the largest cost increases have been seen in the East Midlands (+8.4%), North West (+8.4%) and Scotland (+8%).
The South West (+3.4%) and East of England (+3.7%) saw more modest growth. London stands out, with total FTB costs up 221% due to Stamp Duty changes, though underlying costs excluding tax rose 5.5%, broadly in line with national trends.
Tips to save on moving
Plan your move carefully: Costs fluctuate during the year; moving mid-week or outside peak periods can save money.
Book early: Locking in conveyancing, survey, and removals quotes helps budget effectively.
Declutter: Moving fewer items reduces costs and makes unpacking easier.
Check insurance cover: Confirm what removals insurance covers and consider upgrading if needed.
Compare quotes: Use accredited comparison sites and check reviews in addition to prices.
Houghton added, “For first-time buyers, the challenge doesn’t end with saving a deposit – the cost of moving is creeping ever higher in every region of the country. Even small increases in fees and services can have a real impact when finances are already stretched by high rents and the cost of living. It’s easy to see why the market share of First Time Buyers in England and Wales has dropped by 6.6 percentage points since January – a 10.4% fall – as affordability pressures force growing numbers to put their home purchase plans on hold.”
Potential impact of property tax
If Stamp Duty is replaced with an annual property tax of 0.54% on homes worth over £500,000, the average moving cost in England could fall to £8,081, based on a median purchase price of £325,000. London would remain above the threshold, but the change would lower costs elsewhere and improve mobility.
Houghton concluded, “Replacing Stamp Duty with an annual property tax would immediately lower financial barriers to moving and inject fresh momentum into the lower to mid-market, which accounts for most transactions. By making it easier for people to move as their circumstances change, we would see wider economic benefits through increased mobility and productivity. However, the impact remains uncertain depending on the tax rate and thresholds applied.”
