The Real Cost of Buying & Selling a Home in 2025 – What You Need to Know

Thinking of Moving? Here’s What You’ll REALLY Pay

Buying or selling a home is exciting, but many people underestimate the true cost of moving. From mortgage deposits and legal fees to estate agent costs and hidden expenses, getting the full picture upfront can help you budget effectively and avoid surprises.

In this guide, we’ll break down the real costs of buying and selling a home in 2025—so you can plan ahead with confidence.

1. Mortgage Deposit – Your Biggest Upfront Cost

If you're buying, your deposit is the first big expense to consider. Most UK lenders require 5-10% of the property price, but putting down 15-25% can get you a better mortgage rate.

 Example: Buying a £300,000 home?

• 5% deposit = £15,000
• 10% deposit = £30,000
• 25% deposit = £75,000

Tip: Some lenders charge fees for low-deposit mortgages, so always check the fine print.

Check your mortgage options here: Bespoke Mortgages | My Bespoke Agent

2. Stamp Duty Land Tax (SDLT) – What’s Changing from April 2025?

If you're buying a home after 1st April 2025, Stamp Duty rates are increasing. Here’s what you’ll pay:

For Home Movers:

• Up to £125,000 – 0%
• £125,001 to £250,000 – 2%
• £250,001 to £925,000 – 5%
• £925,001 to £1.5 million – 10%
• Above £1.5 million – 12%

For First-Time Buyers:

• Up to £300,000 – 0%
• £300,001 to £500,000 – 5% on the amount above £300,000
• Above £500,000 – Standard rates apply

If you’re buying an additional property (buy-to-let or second home), expect a +5% surcharge on top of these rates.

 Example: Buying a home for £295,000? Your SDLT bill will be £4,750 under the new rules. Here's a calculator to help you find out exactly what you'll need to pay: Stamp Duty Calculator - Latest Updated Stamp Duty Calculations

3. Legal & Conveyancing Fees – More Than Just Paperwork

You’ll need a solicitor or conveyancer to handle contracts, property searches, and legal checks. These costs can vary significantly between local solicitors and online providers. Importantly, your solicitor must be on the panel for your mortgage provider, so choosing the cheapest option isn’t always the best move.

Typical costs: £1,000 - £2,500 (including VAT).
 Extra costs:

• Local authority searches – £250-£400
• Bank transfer fees – £25-£50
• Leasehold admin fees – £100-£300

Hidden Cost Alert! There may be additional disbursements like Land Registry fees, environmental searches, or indemnity insurance. Always check your solicitor’s estimate carefully.

Top Tip: Read reviews, compare providers, and ask for professional advice. A good solicitor will keep your transaction moving smoothly and avoid unnecessary headaches. A poor conveyancer can delay your move or even cause a transaction to collapse entirely. Why risk your biggest financial investment just to save a few pounds?

4. Mortgage Fees – More Than Just Your Deposit

Even with a mortgage, there are additional costs to consider:

• Mortgage arrangement fee: £0 - £2,000
• Valuation fee: £250 - £1,500 (depends on lender and property value)
• Broker fee: £0-£500 (some mortgage brokers charge, others don’t)

Find the best mortgage deal for you: Bespoke Mortgages | My Bespoke Agent

5. Selling Costs: Estate Agent Fees – What to Watch For

If you’re selling, your estate agent’s commission is likely to be your biggest moving expense.

Most estate agents charge: 1% to 1.5% + VAT of the final sale price.
Example: Selling for £400,000? At 1.25% + VAT, your fee would be £6,000.

Hidden Costs to Watch Out For:

• Upfront marketing fees – Some agents charge £500-£1,500 upfront, whether you sell or not.
• Withdrawal fees – Some agencies charge a penalty if you take your home off the market.
• Tie-in periods – Some agents lock sellers into 16-week contracts or longer with no early exit option.

Tip: Always read the small print before signing with an agent.

Want to find out a little more about how we work, book a free no obligation appointment Request a Valuation | My Bespoke Agent

6. Moving Costs – The Final Stretch

 Removal companies: £500 - £2,000 (depends on location & belongings).
 Storage costs: £50 - £200/month (if there’s a gap between move-out and move-in).
 Temporary accommodation: If needed, budget for short-term rental or hotel stays.

Tip: Book removal companies early to avoid last-minute price hikes & if you are moving to a different area, get quotes from companies in that area, as well as local, they could be cheaper.

Final Thought: Plan for the Unexpected

Beyond these costs, always have a financial buffer for last-minute expenses like repairs, furniture, or delays.

 Thinking of moving? Let’s chat about your budget & find the right strategy for you!
 Contact us today 0118 967 0005 email hello@mybespokeagent.com or book a valuation Request a Valuation | My Bespoke Agent