When you see that the average cost to move house in the UK is around £12,606, it’s easy to feel a bit of sticker shock. But that big number tells a much larger story, covering everything from stamp duty and legal fees right down to the removal company that does the heavy lifting.

Think of that figure as a national average, not a price tag for your specific move.

What Is the Real Cost to Move House in the UK?

It’s tempting to latch onto a single average figure, but the reality is much more personal. The best way to think about it is like planning a holiday – the final price completely depends on where you’re going, how long for, and what extras you choose. A weekend in a caravan is going to cost a lot less than two weeks all-inclusive in the Maldives.

Your house move is exactly the same. The final bill is a mix of different costs, some of which are fixed (like taxes), while others are completely up to you (like whether you pack your own boxes).

Let's take a look at the typical expenses you'll need to budget for.

Average UK House Move Cost Breakdown

Here’s a summary of the typical expenses involved in moving house in the UK, providing a quick overview of where the money goes.

Expense Category	Average Cost Range (£)
Removal Services	£800 – £2,500+
Stamp Duty Land Tax (SDLT)	Varies (based on property value)
Legal & Conveyancing Fees	£1,500 – £3,000
Estate Agent Fees	1% – 3% of sale price (+VAT)
Mortgage & Valuation Fees	£500 – £1,500

This table gives you a clearer picture of how that big average number is built. Each piece of the puzzle comes with its own cost, and understanding them is key to planning your budget.

Looking at recent figures, that £12,606 average covers all the buying, selling, and relocating costs rolled into one. The removal service itself now averages around £1,300 (after a 3% year-on-year increase), though you can expect that figure to be much higher if you’re moving in London. You can explore more about these 2025 moving home costs and how they are calculated.

By breaking down the costs like this, you can start to build a much more realistic budget for your own move. Instead of just looking at one big, scary number, you can see how each part contributes and where you might have some control.

The Core Factors That Shape Your Moving Bill

Ever looked at a moving quote and wondered how they landed on that exact number? Or why your friend paid hundreds less for what seemed like a similar move across town? The final cost to move house isn't just pulled out of thin air; it’s a careful calculation based on several key ingredients.

Think of it like building a custom piece of furniture. The raw materials—the wood, the screws, the finish—all have a base cost. But the real price is shaped by the time, skill, and complexity required to turn those parts into a finished product. Your moving quote is built the same way, reflecting the specific resources needed for your move. Let's pull back the curtain on the seven main factors that determine what you'll pay.

This infographic does a great job of showing the bigger financial picture of moving house, highlighting that removal fees are just one piece of the puzzle.

As you can see, while things like legal fees and Stamp Duty often take the biggest bite, your removal costs are a significant chunk that you can directly influence through your choices.

The Volume of Your Belongings

This is the big one. Put simply, the more stuff you have, the more it will cost to move. It’s not about weight so much as volume—the total space your possessions take up, measured in cubic feet. More stuff means you’ll need a bigger vehicle, more crew members to handle the lifting, and more time to get it all loaded and unloaded safely.

A small one-bedroom flat might be a straightforward job for two movers and a Luton van, wrapped up in a few hours. A four-bedroom family home, on the other hand, is a different beast entirely. That’s likely to require a large 7.5-tonne lorry and a team of three or four for the whole day.

Think of it this way: a removal van is a giant 3D game of Tetris. The more blocks (your belongings) you have, the bigger the truck needs to be and the longer it takes the team to fit every piece in snugly and securely.

The Distance of Your Move

The second major player in the pricing game is geography. It’s no surprise that moving from one end of Bristol to the other is going to be a lot cheaper than relocating to Edinburgh.

The distance directly dials up several costs:

• Fuel: It’s a simple equation—the further the journey, the more diesel the lorry burns through.
• Labour Hours: For a long-distance move, the crew is dedicated solely to your job for the entire day, or even two. Their wages need to cover not just the loading and unloading, but all the hours spent on the motorway.
• Time on the Road: More miles mean more wear and tear on the vehicle and a much longer, more demanding day for the team.

A local move of under 20 miles will always come in at a lower price point than a cross-country haul of over 100 miles. The time and resources involved are just on a completely different scale.

The Level of Service You Need

Moving isn’t a one-size-fits-all service. The real question is, how much help do you actually want? The level of service you choose is a huge factor in the final quote.

• Standard Service: This is the bread and butter of most moves. You pack your boxes, and the crew handles the heavy lifting—loading, transporting, and unloading your furniture and boxes into the correct rooms. It's the most common and budget-friendly choice.
• Full Packing Service: Want the ultimate hands-off experience? A team can arrive a day or two before your move and professionally pack everything for you. It adds a fair bit to the labour cost but saves an immense amount of your time and stress.
• Fragile Packing Service: A brilliant middle-ground. The professionals expertly pack your most delicate items—think glassware, china, mirrors, and artwork—while you handle the more robust stuff like books and clothes.
• Dismantling and Reassembly: If you have big, bulky furniture like modern wardrobes, complex bed frames, or home gym equipment, the team can take it apart and put it back together for you. This adds time, and therefore cost, to the job.

Property Access Challenges

This is an often-overlooked but crucial factor. How easy is it to get your belongings from inside your home out to the removal van? Any obstacle at either end of the move can add significant time and effort, which naturally bumps up the price.

Common access headaches include:

• Flights of Stairs: Hauling a sofa down from a third-floor flat with no lift is a much tougher (and slower) job than wheeling it out of a ground-floor house.
• Parking Nightmares: If the van has to park halfway down the street due to restrictions, every single item has to be carried that extra distance. Those steps add up, and so does the time.
• Tight Squeezes: Navigating narrow hallways, awkward corners, or tight doorways requires more care, more manoeuvring, and—you guessed it—more time.

Handling Specialist Items

Got a piano? A prized piece of antique furniture? A ridiculously heavy snooker table? These aren't your average items. Moving standard boxes and furniture is routine, but specialist pieces require extra planning, specific equipment, and often more manpower.

A grand piano, for instance, can’t just be lifted by two people. It requires a skilled team, protective wraps, and specialist moving gear like dollies and ramps to move it without a scratch. The same logic applies to large sculptures, grandfather clocks, or heavy-duty safes.

Insurance Coverage

Any reputable removal company will have standard liability insurance included in their quote, which covers your possessions while they are in their hands. The level of that cover can differ, though. If you own particularly high-value items, you might want to opt for enhanced insurance for extra protection. It’s a small addition to the overall bill, but it provides invaluable peace of mind.

The Timing of Your Move

Finally, when you decide to move makes a real difference. Just like booking a holiday, the removals industry has its peak seasons.

Demand skyrockets on Fridays, at the end of the month (when tenancies and completions often align), and during the summer school holidays. Trying to book a move on these high-demand dates means you’ll face more competition for fewer available slots, and prices will reflect that. If your schedule has any wiggle room, choosing a mid-week, mid-month move outside of the summer rush can often result in some very welcome savings.

How to Read and Compare Removal Company Quotes

When the first removal quotes land in your inbox, it can feel like you're trying to crack a code. You're faced with a jumble of line items, industry terms, and numbers that are supposed to clarify the cost to move house but often just leave you with more questions. Getting to grips with what you’re actually looking at is the first step to comparing offers fairly and avoiding any nasty surprises on moving day.

A proper quote is much more than just a price tag. It’s a transparent breakdown of exactly what you’re paying for—think of it as a detailed receipt you get before you commit. This level of detail is a hallmark of a professional company and is absolutely essential for making an informed choice.

What Should a Standard Quote Include?

Every professional quote should be clear, itemised, and written in plain English. The layout might vary from one company to the next, but the core information should always be there to give you a complete picture of the service.

Look for these non-negotiable elements on any quote you receive:

• Labour Costs: This should specify the number of crew members on the job and a clear estimate of how many hours they’ll be needed.
• Vehicle and Transport Fees: This covers the lorry itself, including the fuel needed to get from your old home to the new one.
• Packing Materials (if selected): If you've asked for a packing service, this section will break down the cost of boxes, tape, bubble wrap, and anything else required.
• Insurance Cover: The quote must clearly state the level of liability insurance protecting your belongings while they're in the company's care.
• VAT: It needs to be crystal clear whether VAT is already included in the final figure or will be added on top.

Spotting Potential Hidden Fees

The real difference between a cheap quote and a genuinely good-value one often lies in what isn't mentioned. Some firms hook you with a temptingly low price, only for extra charges to magically appear later on. Knowing what to look for helps you ask the right questions from the start.

Keep an eye out for these common extras that might not be included as standard:

• Waiting Time Charges: If there’s a delay in getting the keys to your new place, you could face an hourly charge.
• Dismantling and Reassembly: Never assume this service is included. If you need beds, wardrobes, or other large furniture taken apart and rebuilt, make sure it’s listed on the quote.
• Stair or Lift Charges: Some companies add a fee for homes with multiple flights of stairs, particularly if there’s no lift.
• Specialist Item Handling: Moving exceptionally heavy or fragile items like pianos, antiques, or grandfather clocks will almost always incur a separate fee.
• Parking Permit Costs: If the removal company has to arrange and pay for parking suspensions outside your property, this cost will be passed directly on to you.

A truly professional removal company will always be upfront about all potential charges. Their goal is to give you an accurate, honest estimate, not to hit you with a bigger bill on the day.

The Power of Comparing Multiple Quotes

Getting just one quote is like trying to solve a puzzle with only a single piece. To see the whole picture and make sure you’re getting a fair market price, you should always aim for at least three itemised quotes from different, reputable companies.

This isn't just about chasing the lowest price; it's about finding the best overall value and service. When you compare quotes, look beyond the final number. Consider what’s actually included, the level of insurance, and the company's reputation. Reading our guide on what to look for in a removal company can give you a great checklist to work from.

This approach also highlights just how much prices can vary by region. For instance, the UK average cost for moving a three-bedroom house 50 miles is around £806. In London, however, that exact same move could easily set you back £1,400 to £2,200, with packing services adding another £250-£500. By comparing quotes from local Bristol and Bath firms, you get a much more realistic benchmark for your specific move.

Budgeting for Expenses Beyond the Removal Van

It’s a classic mistake. When people budget for a house move, they often focus laser-sharp on the removal company's quote. But that’s like planning a holiday and only budgeting for the flights. The real cost to move house is a much bigger, more complex picture, and many of the biggest bills have nothing to do with the van itself.

These extra costs, mainly taxes and professional fees, can easily stack up to thousands of pounds. Getting your head around them early on is the key to a smooth move, rather than a last-minute financial scramble.

Let's break down exactly what you need to account for.

Understanding Stamp Duty Land Tax

Stamp Duty Land Tax (or SDLT for short) is often the single biggest expense you’ll face, second only to the price of the house itself. It’s a tax you pay to the government when buying property or land over a certain price threshold in England and Northern Ireland.

The system is tiered, which means you only pay the tax rate on the portion of the property price that falls within each band. In short, the more expensive the property, the higher the percentage you’ll pay. Simple, right? Well, it gets a bit more specific depending on who you are.

• Standard Buyers: This is you if you're selling your main home and buying another. You’ll pay the standard rates of SDLT on any property over the current threshold.

• First-Time Buyers: There's some good news here. To help people get on the property ladder, the government offers relief, meaning first-time buyers pay zero Stamp Duty up to a much higher price point and a reduced rate after that.

• Additional Properties: Buying a second home, a holiday let, or a buy-to-let? You'll be hit with a higher rate of SDLT.

It’s crucial to know that these goalposts are about to move. From 1st April 2025, the standard tax-free threshold is set to drop from £250,000 all the way down to £125,000. For first-time buyers, their relief threshold will fall from £425,000 to £300,000. This could add thousands to your bill overnight, so timing your move could make a huge difference.

The Professional Fees You Must Account For

Beyond the taxman, a team of professionals is needed to get the deal over the line. These fees aren't optional extras; they are essential cogs in the property-buying machine and need a firm spot in your budget from day one.

Estate Agent Fees

If you're selling your current place, your estate agent will take a fee for their services. This covers everything from marketing your home to negotiating the final price. It’s usually a percentage of the sale price, typically between 1% and 3% plus VAT. On a £300,000 property, that's a bill somewhere between £3,600 and £10,800.

Conveyancing and Legal Costs

This one's a non-negotiable for both buyers and sellers. You need a conveyancer or solicitor to handle all the legal heavy lifting involved in transferring ownership. They'll run local searches, draft contracts, and make sure the money ends up in the right place.

You should budget between £1,500 and £3,000 for conveyancing. The final bill will depend on how complicated the sale is and the value of your property.

Mortgage Arrangement Fees

Taking out a new mortgage? Most lenders will charge an arrangement or product fee for setting it up. While you can sometimes add this fee to the mortgage loan, paying it upfront means you won't be paying interest on it for the next 25 years. These fees can vary a lot but often land in the £500 to £1,500 ballpark.

Property Survey Expenses

As a buyer, a survey is one of the smartest investments you can make. It's an expert's report on the condition of the house you want to buy, flagging up potential nightmares from subsidence to a leaky roof. The cost depends on how deep you need to go:

• RICS Home Survey Level 2 (HomeBuyer Report): A good fit for standard properties that look to be in decent condition. This will likely cost between £400 and £1,000.

• RICS Home Survey Level 3 (Building Survey): This is a much more thorough investigation, perfect for older homes, unusual buildings, or anything you have concerns about. Expect to pay from £600 to £1,500+.

Don't forget to think about other potential costs too. If there's a gap between selling your old home and getting the keys to the new one, you might need to look into local short term accommodation options. And if you're moving out of a rental, getting your deposit back often depends on leaving the place spotless. It's worth checking out our guide on end of tenancy clean prices to see what to budget for a professional clean.

Practical Ways to Lower Your Moving Costs

Knowing what affects the cost to move house is one thing, but actively managing those costs is how you keep money in your pocket. With a few smart moves, you can bring that final bill down quite a bit without piling on the stress. It’s all about working smarter, not harder.

Think of it as trimming the fat. Every single item you decide not to move, every box you source for free, and every hour you can shave off the moving day itself translates directly into savings. Let’s walk through the most effective strategies you can use.

Declutter Before You Pack

This is, without a doubt, the single biggest thing you can do to save money. At the end of the day, you're paying for volume and time. Less stuff means a smaller van, a smaller crew, and a faster job – all of which mean a lower quote. Simple as that.

Try to start this process at least a month before you move. Go room by room and be brutally honest with yourself. Have you used it in the last year? Does it actually mean something to you? If the answer is no, it's time for it to go.

A good way to tackle this is by sorting everything into three piles:

• Sell: Things like furniture, clothes, and electronics in decent nick can be sold on Facebook Marketplace, Vinted, or eBay. A little cash in your pocket is always a bonus.
• Donate: Local charity shops are always grateful for books, toys, and household goods. It’s a great way to clear clutter while helping your community.
• Recycle/Dispose: For everything else, try to recycle what you can. To trim your costs even further, look into free electronics pick-up services for old gadgets, which lightens your load without costing you a penny.

The goal is simple: don't pay to transport things you no longer need. Every cubic foot of space you free up in the removal van is money back in your pocket.

Choose Your Moving Day Wisely

Just like booking a holiday, the removals industry has its peak and off-peak seasons. The day you pick to move can genuinely make a huge difference to the price you pay, all thanks to simple supply and demand.

Demand absolutely skyrockets on Fridays, at the end of the month, and during the summer holidays. If you book then, you’ll face higher prices and find it harder to get a slot. If you have any wiggle room in your schedule, you can unlock some serious savings. Try to aim for a mid-week, mid-month move, and if you can, avoid the busy July-August period altogether.

Become a Smart Packer

While getting a professional packing service is a fantastic luxury, doing it yourself is a sure-fire way to cut costs. But 'DIY packing' doesn't have to mean spending a fortune on materials. A bit of forward planning can get you most of what you need for free.

Start gathering boxes early from places like:

• Local Supermarkets: They often have plenty of sturdy fruit and veg boxes they’re happy for you to take.
• Community Groups: A quick post on a local Facebook or neighbourhood group can be a goldmine. People who have just moved are usually desperate to get rid of their boxes.
• Your Workplace: Just ask the office manager if there are any spare boxes from deliveries lying around.

When it comes to padding, get creative! Use your own towels, bedding, and jumpers to wrap fragile items. It saves you from buying rolls and rolls of bubble wrap and gets your linens packed at the same time.

Compare Quotes and Know Your Needs

Finally, never just go with the first quote you get. It’s crucial to get at least three detailed quotes from different reputable companies. This is the only way to get a true sense of the market rate for a move of your size and distance and to compare what’s included.

Also, be really honest about the level of service you actually need. If you're only moving out of a small flat with a few bits of furniture, a massive removals lorry and a full team might be overkill. A professional 'man with a van' service could be a much more cost-effective option for smaller jobs, giving you the help you need without the overheads. Just make sure they are properly insured before you book anything.

Taking the Guesswork Out of Your Moving Budget

As you can see, the cost of moving house isn't just one big number – it’s a collection of smaller, manageable pieces. By understanding what drives these costs, you can swap financial anxiety for a clear, actionable plan. It's all about knowing what you're paying for.

This is where a professional moving partner makes all the difference. Instead of trying to juggle all these variables yourself, an expert can give you a clear picture. A thorough home survey is the only way to get a truly accurate cost to move house, because it accounts for the unique details of your move, from tricky access points to how much packing you need help with. It’s the best way to avoid nasty surprises on moving day.

A proper quote from a professional mover isn't just a number. It’s a detailed plan, giving you a transparent, itemised breakdown of every cost involved.

At SimplyPro, our goal is to bring that clarity to your move right from the start. We provide free, no-obligation quotes built on professional home surveys, so you get a reliable and honest price without any commitment. Think of it as the first step in building a solid moving budget.

Ready to move forward with confidence? Get in touch with SimplyPro today for a personalised quote. We'll help you plan a smooth, predictable move that fits your budget.

Got Questions About Moving Costs? We’ve Got Answers.

When you're planning a move, the numbers can feel a bit overwhelming. It’s totally normal to have questions about the costs involved. We’ve been asked just about everything over the years, so we’ve put together some straight answers to the most common queries we hear.

How Far Ahead Should I Book the Removal Company?

This is a big one. To get the best choice of companies and avoid paying a premium, you should aim to book your movers at least four to six weeks before you plan to move.

Think of it like booking a holiday – the best spots get snapped up early, especially for peak times like Fridays, the end of the month, or during the summer holidays. If you leave it to the last minute, you’ll find your options are limited, and the prices are often much higher. Booking early locks in your date and gives you one less thing to worry about.

Is it Really Cheaper to Move During the Week?

Yes, it absolutely is. If you can swing it, moving on a Tuesday or Wednesday is nearly always cheaper than a Friday.

The demand for removal crews shoots through the roof at the end of the week. Everyone wants to move on a Friday to have the weekend to settle in. This high demand naturally pushes prices up. If your schedule has a bit of wiggle room, an off-peak move is a simple and effective way to save a bit of cash.

A mid-week move is one of the easiest and most effective ways to reduce your overall moving costs. If your schedule has any flexibility, this is a simple win.

Does Getting Furniture Taken Apart Cost Extra?

It does. If you need your crew to dismantle and reassemble things like beds, wardrobes, or large dining tables, this will be added to the quote. It’s a service that requires extra time, the right tools, and a bit of know-how, so it’s factored in as an additional labour cost.

Of course, if you’re happy to get the Allen keys out and do it yourself, you can definitely save some money here. For particularly tricky or expensive furniture, though, letting the pros handle it can save you a world of stress and prevent any accidental damage.

What's the Single Biggest Expense When Moving House?

While the removal van is a key part of the budget, it's rarely the biggest ticket item. For most homeowners, the single most expensive part of moving is the Stamp Duty Land Tax (SDLT). For higher-value homes, this government tax can easily run into thousands, or even tens of thousands, of pounds.

After that, you're usually looking at estate agent and conveyancing fees. Your removal service is just one piece of the financial puzzle, so it’s crucial to see the bigger picture when you’re drawing up your budget.

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Ready to get a clear, accurate, and no-obligation quote for your move? SimplyPro Removal & Storage Ltd makes it easy with our professional home survey options. Let us help you plan with confidence. Get Your Free Quote Today