How to Use the UK Moving Cost Estimator

This free tool estimates the main one-off costs of buying a residential property in the UK: stamp duty (or the equivalent land tax in Scotland and Wales), solicitor/conveyancing fees, survey costs and other typical disbursements. Results update instantly as you change the inputs.

Step-by-Step Guide

1. Enter Purchase Details

Property Purchase Price: The agreed price of the home.
Nation / Region: England & Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT). Rates differ significantly.
Buyer Type: First-time buyer, moving home (replacing your main residence), or buying an additional property (second home / buy-to-let).
UK Resident: Non-UK residents pay an extra 2% surcharge on residential purchases in England & Northern Ireland.
Property Type: Leasehold purchases usually attract a modest extra legal fee.
Survey Type: Choose RICS Level 2 (suitable for most conventional homes) or Level 3 (more detailed, recommended for older or unusual properties). Default is Level 3.
Custom Costs: Add any extra items (e.g. removals, mortgage arrangement fee, storage) with your own amounts.

2. Understand the Results

The calculator shows:

Total Estimated Costs – sum of all modelled items (excluding the property price itself and any deposit/mortgage).
Stamp / Land Tax – calculated using the official progressive bands for the selected nation and buyer type (rates as of August 2026).
Solicitor & Disbursements – estimated legal fee (incl. VAT) plus typical searches, Land Registry registration fee, CHAPS and ID checks. Actual quotes vary by firm and complexity.
Survey – indicative RICS survey cost scaled lightly by property value.

3. Chart & Detailed Table

The pie chart visualises the split of costs. The table lists every line item so you can see exactly what is included.

Key Rate Notes (August 2026)

England & NI (SDLT): Standard nil-rate band £125,000. First-time buyers: 0% to £300,000 and 5% to £500,000 (relief lost entirely above £500,000). Additional properties: +5% on each band. Non-residents: further +2%.
Scotland (LBTT): Nil-rate £145,000 (raised to £175,000 for first-time buyers). Additional Dwelling Supplement is a flat 8% of the whole price.
Wales (LTT): Main rates nil-rate £225,000. Higher rates for additional properties use a completely separate band table starting at 5% from the first pound.

Common Scenarios

Scenario: First-time buyer in England

Goal: Estimate costs on a £300,000 freehold house with a Level 3 survey.

Set price to £300,000, region England & NI, buyer type First-time buyer, Freehold, Level 3 survey.
Observe the live results: stamp duty should be £0 (within FTB nil-rate), plus estimated legal fees and survey.

Typical outcome at £300k FTB:

Stamp duty £0 · Legal ~£1,500–1,900 · Survey ~£700–900 · Total often under £3,000 excluding deposit.

Scenario: Additional property in Scotland

Goal: See the impact of the 8% Additional Dwelling Supplement.

Select Scotland, Additional property, any price above £40,000.
LBTT is calculated on the progressive bands plus a flat 8% of the entire purchase price.

Disclaimer & Limitations

Not Professional Advice: This calculator is an estimation and educational tool only. It does not constitute tax, legal or financial advice. Actual stamp duty / land tax, conveyancing quotes and survey fees depend on the precise facts of your transaction, the firm you instruct, property complexity, location and any special circumstances. Always obtain formal quotes and, where appropriate, independent professional advice.

Rates & Thresholds: Tax bands and rates are those in force as of August 2026. Governments can change them at short notice. Verify current rates on GOV.UK (SDLT), Revenue Scotland (LBTT) or the Welsh Revenue Authority (LTT) before relying on any figure.

Fee Estimates: Solicitor and survey figures are indicative market ranges only. Leasehold, new-build, shared-ownership or complex titles often cost more. Land Registry fees are the official Scale 1 electronic rates.

What is Excluded: The property price itself, deposit, mortgage product fees (unless you add them as custom costs), estate-agent fees (usually paid by the seller), removals, storage, and ongoing costs such as council tax or insurance.

Bug Reports and Suggested Improvements

Please email all suggestions for improvements and any bug reports to: movingcostestimator@personalfinances.me, thank you.

UK Moving Cost Estimator

📋 Purchase Details

📊 Estimated Costs

📅 Cost Breakdown