The cost of moving house in the UK (2026)
Moving house is expensive. Most people focus on the price difference between their current home and the larger property they want — but the transaction costs on top are significant and often underestimated.
| Moving cost item | Typical cost |
|---|---|
| Estate agent fee (selling, 1–2%) | £3,000–£8,000 |
| Conveyancing (buying + selling) | £2,000–£4,000 |
| Stamp Duty Land Tax (on purchase) | £0–£40,000+ |
| Mortgage arrangement/exit fees | £500–£2,000 |
| Survey on new property | £400–£1,500 |
| Removals | £800–£2,500 |
| Total (excl. stamp duty) | £6,700–£18,000 |
Stamp duty is the most variable cost. If you are buying a property above £250,000 (the nil-rate threshold as of 2026), you pay 5% on the portion above that. On a £500,000 purchase this is £12,500 — on top of all other fees. In the South of England where average prices are higher, stamp duty alone often reaches £15,000–£40,000.
Average total cost of moving in the UK: £10,000–£15,000 in fees, not including stamp duty. In London and the South East with stamp duty: often £25,000–£50,000+. This is money that disappears — it adds nothing to your new home.
The cost of extending (comparison)
A single-storey kitchen-diner extension — the most common reason people consider moving — typically costs £40,000–£75,000 all-in across the UK (build, VAT, professional fees, kitchen). In the South of England, expect £55,000–£95,000.
That money stays in your property. It adds usable space and typically increases your home's value by 5–10%.
So which is cheaper?
Here is a realistic comparison. Suppose you own a 3-bed semi in Hampshire worth £400,000, and you want a larger open-plan kitchen-diner that either an extension or moving to a 4-bed house would provide:
| Extend | Move to £550k house | |
|---|---|---|
| Direct cost | ~£70,000 (extension all-in) | £150,000 (price gap) |
| Transaction fees | — | ~£22,000 (agent, legal, stamp duty) |
| Disruption | 3–4 months on site | Whole house move |
| Value retained | Mostly (adds to property value) | Fees gone forever |
| Net cost of the upgrade | ~£70,000 | ~£172,000 |
In this example, extending costs less than half the net cost of moving to a larger property. The bigger the price gap in your local market, the stronger the case for extending.
When moving makes more sense
Extending is not always the right answer. Moving is better when:
- You need more bedrooms, not just more living space — extending adds rooms but cannot easily add an extra storey without significant cost and disruption
- Your plot is constrained — not enough garden to extend, or planning restrictions prevent it
- You want to move area anyway — if you want better schools, a different commute, or a different type of property, extending just delays the move
- The house has fundamental problems — extending a house you fundamentally do not like rarely solves the problem
- Property prices are rising fast — in a fast-rising market, the price gap between your current and target property widens while you delay; this can make moving more urgent
When extending makes more sense
- You are happy with your location, neighbours and the house itself
- You have planning permission potential and sufficient garden space
- The cost of the extension is significantly less than moving costs
- Property prices are high in your area, making transaction costs large
- You have children in local schools and moving would disrupt them
Frequently asked questions
- Does extending always add value equal to its cost?
- Not always in the short term. An extension adds value, but usually less than the build cost immediately after completion. Over time, as the property market rises and the extension becomes established, the value typically catches up and exceeds the build cost. In high-value areas like Hampshire and Surrey, extensions tend to add proportionally more value than in lower-value areas.
- Can I get planning permission before deciding?
- Yes — and it is worth doing. Planning permission lasts 3 years. Getting permission before you decide to extend (or sell) adds value to the property and gives you options. Many homeowners get permission as part of the selling process to attract buyers who want to extend.
- What if I want to extend but cannot afford it right now?
- Options include remortgaging to release equity, a further advance from your current lender, a home improvement loan, or a bridging loan if you plan to sell soon. An independent mortgage broker can advise on the most cost-effective option for your situation. Note that adding a well-planned extension to an existing mortgage is usually cheaper than the interest on a separate loan.