The cost of moving home in England has reached an all-time high of £17,831, according to reallymoving’s 2025 Cost of Moving Report.
The report analysed 181,000 quotes to calculate typical upfront expenses including Stamp Duty, conveyancing, estate agent fees, surveys, EPCs and removals.
Results revealed that first-time buyers (FTBs) now face average costs of £2,315, up 6.5% on last year.
The overall cost of moving has risen 27% in 12 months, driven mainly by the return of lower Stamp Duty thresholds in March.
Conveyancing fees increased 8.7%, survey costs rose 6.5% and removals edged up to £709 for a sub-30-mile move. The only cost to remain unchanged was EPCs at £65.
Rob Houghton, founder and CEO of reallymoving, said: “The overwhelming cost of moving home now swallows up 46% of the median annual salary in England – a stark reminder of how transaction costs are acting as a significant barrier to mobility, market fluidity and broader economic growth.
“In years gone by, house price growth would enable people to build up significant equity which would then help fund the next move, but that can no longer be relied upon.”
London remained by far the most expensive place to move, with homeowners paying £32,786 on average.
Based on a £635,000 purchase price, Stamp Duty alone totals £21,750.
For London first-time buyers, moving costs have surged to £8,192 because the median starter-home price still exceeds the Stamp Duty threshold.
A pronounced north–south divide persisted, as movers in the North East face average costs of £8,010, with similarly lower totals across Yorkshire & Humber (£11,500) and the North West (£11,920).
First-time buyers across all regions have seen costs rise, mainly due to higher professional fees and modest house price increases.
Excluding London’s Stamp Duty spike, underlying FTB moving costs rose around 5.5%.
The biggest increases were recorded in the East Midlands and North West (both +8.4%) and Scotland (+8%), while the South West and East of England saw more modest rises.
Houghton added: “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.
“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.
“It’s easy to see why the market share of First Time Buyers in England and Wales has dropped by 6.6 percentage points since January – a 10.4% fall – as affordability pressures force growing numbers to put their home purchase plans on hold.”
