Buying and selling cost calculator
Estimate the full cost of moving home in one place: Stamp Duty (exact), plus market ranges for estate agent fees, conveyancing, surveys, EPC and removals. Use the lower-to-upper span as your working budget, not the mid-point.
Your details
Your estimate
Lower estimate
£13,460
Likely total
£18,389
Upper estimate
£26,919
| Cost | Lower | Likely | Upper |
|---|---|---|---|
| Estate agent fee1.5% + VAT (assumed). Negotiable; 1–3% + VAT typical. | £3,600 | £5,400 | £10,800 |
| Selling conveyancingSolicitor or licensed conveyancer for the sale. No official figure. | £700 | £1,100 | £1,500 |
| Energy Performance Certificate (EPC)Legally required before you market the property. | £60 | £90 | £120 |
| RemovalsDepends on distance, volume and whether you self-pack. | £300 | £900 | £1,500 |
| Buying conveyancing + searchesLegal work plus local authority, drainage and environmental searches. | £1,000 | £1,500 | £2,000 |
| SurveyRICS Home Survey Level 1–3. Recommended, not legally required. | £300 | £900 | £1,500 |
| Mortgage arrangement / valuation feesLender-dependent; sometimes free or bundled into the rate. | £0 | £999 | £1,999 |
| Stamp Duty Land Tax(exact)Standard residential rates. | £7,500 | £7,500 | £7,500 |
| Total move cost | £13,460 | £18,389 | £26,919 |
Of that, about £7,490 is selling costs and £10,899 is buying costs (including SDLT).
Only Stamp Duty is an official, calculable figure. Every other line is a market range from RICS guidance and common practice (checked 2026-08-20): there is no government price list for agent fees, conveyancing, removals or mortgage fees. Use the range, not the mid-point, as your working budget.