The average cost of moving home is now higher than ever. Here's what you can expect to pay if you want to up sticks this year
So you've found your dream home, and miraculously, it's within your budget. Success! But it's important not to overlook the additional costs associated with moving house.
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Research published by price comparison site Reallymoving in October 2022 has revealed that upping sticks in England could set you back a staggering £14,207—a record high and a leap of 21% from the previous year when the figure was £11,777.
The company's annual Cost of Moving report analysed 714,000 quotes and found that moving house is now more expensive than ever, despite the substantial cuts to stamp duty land tax announced in September 2022.
The cost of moving is at a record high
So what's behind the hefty cost hike? Well, sharp rises in house prices over the past year have had something of a knock-on effect in other areas. As of December 2022, the average UK house price was £294,329, up 9.8% from 2021, according to Land Registry data.
This increase has pushed some buyers over the stamp duty threshold, who may otherwise have been exempt—second-time buyers are now only taxed 5% on the portion of their home's value over £250,000.
In addition, any services that are charged as a percentage of a home's purchase price will also have been affected. As well as increases in stamp duty costs, Reallymoving found that estate agent fees were up 15% on the previous year at an average of £4,544.
Conveyancing fees came in at £2,003, an increase of 21% from 2021, while removals fees were up 8% at £649. Surveying costs were the only area to see a price reduction, with figures down 10% to £456.
The average cost of moving house for second-time buyers in England
| Home-moving cost | 2021 | 2022 |
| Stamp duty | £5,000 | £6,500 |
| Estate agents fees | £3,965 | £4,544 |
| Conveyancing | £1,650 | £2,003 |
| Survey | £507 | £456 |
| Removals | £600 | £649 |
| Energy performance certificate (EPC) | £55 | £55 |
| Total | £11,777 | £14,207 |
Image credit: Monkey Business Images / Shutterstock
Moving fees for first-time buyers
For those trying to get on the property ladder for the first time, the cost of moving is understandably lower. In fact, the average figure stands at £2,198, a modest rise of 6% compared to the year before.
The stamp duty reforms towards the end of 2022 mean that first-time buyers no longer pay any stamp duty on the first £425,000 of a property's value, a rise from the previous threshold of £300,000.
When it comes to the other costs associated with moving, first-time buyers saw much smaller increases than second-time buyers. Average removals fees rose by 8% to £400, conveyancing was up 7% to £1,342 and the cost of surveys increased by 1%, amounting to £456.
The average cost of moving house for first-time buyers in England
| Home-moving cost | 2021 | 2022 |
| Stamp duty | £0 | £0 |
| Estate agents fees | £0 | £0 |
| Conveyancing | £1,260 | £1,342 |
| Survey | £450 | £456 |
| Removals | £372 | £400 |
| Energy performance certificate (EPC) | £0 | £0 |
| Total | £2,082 | £2,198 |
Some regions face higher charges than others
But some regions will feel the brunt of increased moving costs more than others. In the North West, fees rose by 39%, in large part due to house price hikes pushing more people over the stamp duty threshold.
Costs grew by 30% for those in the East Midlands and 30% for movers in Yorkshire and the Humber. Meanwhile, London may have the steepest average moving cost in the country at £28,247—due to higher property prices and consequently higher stamp duty tax rates—but the capital's fees rose by a comparatively moderate 13% from 2021.
Top tips to keep moving costs down
While moving house is never going to be cheap, there are some ways you can save yourself money. Rob Houghton, the CEO of Reallymoving, shared his sage advice to help cut costs:
“While there is no simple fix, there are several measures movers can take to help manage costs. Shop around, using well-priced and well-reviewed conveyancers, surveyors, removers and estate agents.
"It’s a good idea to plan ahead to try to move at a quieter time such as in the new year, when there’s less competition for services. And book your removals firm well in advance, ensuring they visit your home to assess the volume of belongings so you’re only paying for the space you need. Most people want to move on a Friday, so some firms will offer mid-week deals that help keep costs down.”
READ MORE: 30 home-moving tips that professionals want you to know
Featured image: gpointstudio / Shutterstock