Relocating to a new home in England has become significantly more expensive, with new figures revealing a record-breaking surge in associated costs. According to the latest annual Cost of Moving report from ReallyMoving, the average expense for existing homeowners to move property has reached an all-time high.
The Staggering National Average
The data paints a bleak picture for 2025. The average cost for a homeowner in England to move has skyrocketed to £17,831. This marks a dramatic 27% increase since 2024, when the average mover paid £14,045. This sharp rise comes at a time when the typical property price homeowners are purchasing has reached £395,000 nationally.
The breakdown of these costs is particularly illuminating. The largest single expense is Stamp Duty Land Tax (SDLT), which amounts to £9,750 based on the average property price. This is closely followed by estate agent fees, averaging £4,615. Conveyancing fees add another £2,182 to the bill, while a removal van typically costs £709. Homebuyers also need to budget for a survey at around £510 and an Energy Performance Certificate (EPC) costing £65.
First-Time Buyers Face Their Own Hurdles
While the situation for first-time buyers is marginally better, the financial barrier remains substantial. The average cost for someone getting on the property ladder is £2,315. This figure is calculated on the median first-time buyer property price of £253,800, as reported by Zoopla's latest House Price Index.
First-time buyers receive some relief, as they pay zero stamp duty on properties under £300,000 and are not required to foot the bill for an EPC. However, they still face significant conveyancing costs, which form their heftiest expense at an average of £1,421. A survey tends to cost them £462, while hiring a removal van comes in at £432.
The London Premium: A Costly Affair
As expected, the situation is even more severe in the capital. Homeowners in London face a monumental average cost of £32,786 to buy and sell a property, driven predominantly by the city's higher house prices. Using a median property price of £635,000, movers in London are looking at specific costs including £21,750 in stamp duty, £6,887 in estate agent fees, and £2,859 in conveyancing costs.
Rob Houghton, founder and CEO of ReallyMoving, highlighted the damning implications of the report, particularly for those trying to enter the property market. "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," he stated. "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."
Houghton directly linked these rising costs to a noticeable drop in market activity, noting that the market share of first-time buyers in England and Wales has fallen by 6.6% since January, representing a 10.4% decline, as affordability pressures force many to postpone their home purchase plans.
