Our favourite topic of conversation? How expensive things are. From a packet of mince beef to a litre of diesel, we’re paying more to live. Moving home is no different.
With house prices continuing to creep upwards, stamp duty thresholds revised in 2025, making tax bills bigger and fixed overheads increasing for everyone, it’s more costly to move in 2026 when compared to 2025.
Here’s what you can expect to pay this year (and how you can slash thousands off your bill):
£277,186 - cost of an average property: according to the latest Nationwide House Price Index, published in March 2026, the UK’s average house price is £277,186. When Open Property Group last looked at moving costs, the average house price was £269,426.
£55,437 - cash deposit: the increase in property value has made moving in 2026 more expensive at the first metric. A deposit equal to 10% is £27,718. Put down 20% and that cost rises to £55,437, compared to £41,750 in 2025.
£3,859 - stamp duty: new stamp duty thresholds took effect in April 2025, making most purchases more expensive. Homeowners buying their next property at £277,186 in 2026 now pay £3,859. That’s almost quadruple the stamp duty amount they would have paid in March 2025.
£2,771 to £5,543 - estate agent sales fees: this cost has also risen in line with house prices. An estate agent will usually charge between 1% and 2% of the sales prices, with sellers paying between £2,771 and £5,543 on completion in 2026 (based on the current average house price).
£60 to £120 - EPC fee: if the current EPC has expired (each is valid for 10 years) or the property doesn’t have an EPC, a seller will need to pay for an energy assessor to visit, by law.
£1,317 to £1,743 - legal fees: research published by Property Industry Eye found conveyancing fees have increased faster than general inflation in 2026 – up an average of 9.8%. Sellers can expect to pay around £1,317 for a freehold property. A freehold purchase costs around £1,390 in legal fees. Leasehold sales fees are approx. £1,629 and leasehold purchase fees are in the region of £1,743.
£1,044 - removal fees: comparemymove has 2026’s removal fees at £1,044 but the cost will depend on the size of the property, where the move is from and to, and whether a packing service is required
£1,000 to £3,999 - mortgage arrangement fee: MoneySavingExpert says owner-occupier borrowers should expect an arrangement fee between £1,000 and £1,500. Realyield says the average flat fee charged to a buy-to-let borrower in 2026 is typically between £999 and £3,999. Mortgage fees are, however, increasingly being charged as a percentage of the asking price or loan amount. A lender may also charge the borrower a ‘booking fee’ to reserve a mortgage, which can be between £100 and £300.
£300 to £3,000+ - Mortgage broker fee: borrowers using a broker or IFA to find the best mortgage deal may have to pay a charge for their time. This can be a fixed fee of approximately £300, or around 1% of the loan amount (£1,000 per £100,000).
£800 to £1,500 - survey & valuation costs: a lender may charge the buyer a fee to check whether the house is worth what they’ve asked to borrow. This valuation fee is in the region of £300, according to MoneySavingExpert. The consumer advice website also says a condition survey ordered by the buyer will cost in the region of £500 to £1,500, depending on the level of survey.
Open Property Group wants to keep your moving costs low. We don’t charge estate agent fees, and we’ll pay your legal fees and cover the cost of an EPC. This could typically save you in the region of £7,000.
Take a look at this cost comparison table to see what you could save.
And why stop there. Open Property Group won’t ask you to spend money on making repairs and decorating ahead of a sale. Sell to us ‘as seen’ – even if a survey reveals structural problems.
Start cutting your costs now. Request a cash offer and you can complete within a month, if you’re in a hurry. You can contact our team to find out more.
Check with your solicitor, mortgage lender and estate agent to verify what fees apply. Cost research carried out in April 2026
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