How to Calculate the Real Cost of Moving House (When You're Selling & Buying at the Same Time)

Selling and buying a home at the same time?
You’re not alone — and you’re not crazy. But calculating your budget in this situation can get confusing fast.

You’re juggling agents, solicitors, removal vans, and trying to figure out how much you can actually afford for your next home.

Let’s fix that.

In this guide, I’ll walk you through exactly how to calculate the real cost of moving — not just ballpark guesses, but an actual breakdown of your budget when you’re selling and buying together.

To calculate your exact costs, use our free calculator

Step 1: Know Your Equity

Start with your current home. What’s it worth?

• Current Value: £300,000

• Remaining Mortgage: £180,000

• Equity = £120,000

That’s the cash you’ll walk away with before fees.

Pro tip: Your equity is your deposit for your next home. But it won’t all be usable — some will go toward selling costs.

Step 2: Subtract Selling Costs

Selling costs in 2025 typically include:

• Estate Agent Fees (1–2% + VAT): £3,000–£6,000

• Solicitor/Conveyancer Fees: £1,000–£2,000

• Energy Performance Certificate (EPC): £60–£120

• Mortgage Exit Fees: £0–£300

Let’s say total selling costs are £5,000.

Usable Equity = £120,000 - £5,000 = £115,000

Step 3: Add Up Buying Costs

Now flip to the buying side. Here's what you’ll need:

• Stamp Duty (on anything over £250,000 as of 2025)

• Solicitor Fees (again): £1,000–£2,000

• Valuation + Survey: £300–£800

• Mortgage Arrangement Fees: Varies — can be £0 to £1,500

• Removal Costs: £500–£1,500

• Moving Day Essentials: £200–£400

Warning: Many people forget to include Stamp Duty, which can eat thousands.

Step 4: Calculate Maximum Budget

Let’s say your usable equity is £115,000.

And your buying costs total £8,000.
You’re left with £107,000 to put down as a deposit.

If you’re aiming for a 10% deposit, that gives you a purchase budget of roughly £1,070,000 (which is wildly rare unless you’re sitting on a ton of equity — but you get the idea).

In reality, most people put down 10–25% — so reverse-engineer based on how much deposit you want to commit.

Step 5: Use a Dual-Side Move Calculator

Trying to do all this in your head (or a spreadsheet) is chaos. Use a tool that accounts for:

• Sale price of your current home

• Remaining mortgage

• Buying budget

• Fees on both sides

• Loan-to-value ratios for mortgage approval

• Stamp Duty on your next property

To make it simple, we created this calculator: our free calculator

Final Thoughts

If you’re moving home and need to buy and sell at the same time, your budget isn’t just about your deposit. It’s about understanding equity, timing, fees, and tax.

Do the maths first — not after you've fallen in love with a house.

To calculate your exact costs, use our free calculator