The cost of moving home in England has climbed to a record £17,831, placing the heaviest financial burden on buyers and sellers seen to date, according to reallymoving’s annual Cost of Moving Report.
The comparison site analysed 181,000 home mover quotes to calculate typical 2025 expenses, including Stamp Duty, conveyancing, estate agency fees, a Level 2 RICS survey, an EPC and removals.
The increase represents a 27% jump on last year’s average of £14,045, driven largely by the reversion to lower Stamp Duty thresholds introduced in March. Conveyancing fees, survey charges and removals costs have also risen, adding further pressure at a time when affordability is already stretched.
Rob Houghton, founder and chief executive 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.”
He added that traditional reliance on house price inflation to offset moving costs is no longer assured.
LONDONERS FACE THE HIGHEST COSTS
London remains the most expensive place to move, with buyers and sellers facing average costs of £32,786. Based on a median purchase price of £635,000, movers in the capital face Stamp Duty of £21,750, estate agency fees close to £6,900 and almost £2,900 in conveyancing charges. A typical home move equates to 69% of the median London salary.
The capital is also the only region where First Time Buyers now incur Stamp Duty based on median prices. Despite a fall in the median FTB purchase price from £425,000 in 2024 to £410,000 in 2025, lower Stamp Duty thresholds mean the typical FTB bill has risen sharply, with expenses reaching £8,192. Stamp Duty alone accounts for £5,500 of that total.
A WIDENING REGIONAL DIVIDE
The report underlines the continuing disparity between the north and south of England. Homeowners buying and selling in the North East face average moving costs of £8,010 – just one quarter of the equivalent London figure. Yorkshire & Humber (£11,500) and the North West (£11,920) also remain significantly more affordable, reflecting lower house prices and smaller Stamp Duty liabilities.
FIRST TIME BUYERS FEEL THE PRESSURE
Across England, First Time Buyers have seen moving costs rise 6.5% to £2,315, covering conveyancing, surveys and removals. The increase is well above inflation and mirrors the growing pressure on those attempting to take their first step onto the housing ladder. Every region of the UK has seen costs rise between 3% and 8%.
Conveyancing and survey fees have been the main contributors, influenced by both inflation and moderate house price growth. Excluding Stamp Duty, London’s underlying moving costs for FTBs rose 5.5%, broadly in line with the national picture.
Houghton said:“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.”
He noted that the share of First Time Buyers in England and Wales has fallen 10.4% since January as affordability strains deepen.
POTENTIAL IMPACT OF TAX REFORM
Expectations of tax changes in the forthcoming Budget could, however, alter the picture. If Stamp Duty were replaced by an annual property tax of 0.54% for homes valued above £500,000, the average cost of moving in England would drop to £8,081, based on the median purchase price of £325,000.
London is currently the only region where median prices exceed the proposed threshold. Removing upfront Stamp Duty would therefore ease the burden on movers in every other region, potentially improving market mobility.
Houghton said:“The replacement of stamp duty with an annual property tax would immediately lower the financial barriers to moving and inject fresh momentum into the lower to mid-market, which accounts for the majority of housing transactions.”
He added that while the reform could bring wide-ranging benefits, its effect would depend on where thresholds are set and the rate applied.
