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GovMath.

Property · 2025/26

Moving House Budget Calculator

Most buyers under-budget by £3,000–£5,000. Stack every cost in one place — stamp duty, legal fees, survey, removals — and add a sensible contingency before you commit.

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Total moving budget

£9,789

Includes 10% contingency.

Breakdown

  • Stamp Duty
    £5,000
  • Legal fees
    £1,500
  • Survey
    £600
  • Mortgage fee
    £999
  • Removals
    £800
  • EPC
    £0
  • Agent fee
    £0
  • Contingency (10%)
    £890
  • Total
    £9,789

How we calculated your result

We add the figures you enter for stamp duty (use our SDLT calculator first), legal fees, survey level, mortgage arrangement fee, removals, EPC and agent fees — then apply your chosen contingency percentage.

Official UK rules in simple English

  • RICS surveys: Level 1 (basic, £400) for new builds, Level 2 (£600) for most homes, Level 3 (£1,000+) for older or non-standard property.
  • Conveyancing fees: £800–£1,500 + disbursements (~£300 of Land Registry/searches).
  • Mortgage product fees: typically £999 — can be added to the loan but interest accrues for 25 years.
  • Estate agent fees (selling): 1.0–1.8% + VAT for high-street; £600–£1,500 flat for online.

Common pitfalls to watch out for

  • ⚠ Forgetting disbursements

    Conveyancers quote ‘our fee’ — searches, Land Registry, ID checks and SDLT submission add another £300–£500.

  • ⚠ EPC validity

    Old EPCs from 10 years ago expire — sellers need a valid one before marketing. £60–£120 new.

  • ⚠ Removals on a Friday

    Friday is the most popular completion day and removal firms charge ~30% more. Mid-week saves real money.

Frequently asked questions

What contingency should I use?
10% covers small surprises (extra searches, gifting paperwork). Older or non-standard property: budget 20%.
Do I need a survey on a new build?
Most lenders accept the developer’s snagging report, but an independent snagging survey (£300–£600) usually pays for itself.
Can I add fees to my mortgage?
Yes — most lenders let you add £999 product and valuation fees. Be aware: 25 years of interest on £999 adds about £1,400 at 5%.

Costs vary hugely by region and property. Always get fixed quotes before exchanging contracts.

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