My Bespoke Agent Posted: 25th February 2025

The Real Cost of Buying & Selling a Home in 2025

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

Require a Conveyancing Solicitor?

Require a Conveyancing Solicitor?

For an even smoother moving experience, we can introduce you to our network of trusted conveyancing solicitors. For a no-obligation introduction and Bespoke conveyancing quote, click below.

Bespoke Conveyancing

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We recently sold our house with the help of Mark at Bespoke Estate Agent, and we couldn’t be happier with the experience. From start to finish, Mark demonstrated exceptional professionalism, expertise, and genuine care for our needs.
What stood out most was the personalized approach. Mark took the time to understand what made our property unique and crafted a tailored strategy to showcase it in the best light. The marketing was superb—professional photography, compelling descriptions, and well-targeted outreach.
Communication was seamless throughout the process. Mark kept us informed at every stage, promptly answering our questions and providing valuable insights that made the entire experience stress-free. His negotiation skills were second to none, and we were thrilled with the final outcome.
If you’re looking for a knowledgeable, personable, and proactive estate agent who truly goes above and beyond, we can’t recommend Mark and Bespoke Estate Agent enough. Thank you for making what can be a daunting process smooth and easy.

Sam M

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Selling my apartment whilst living abroad was a long and drawn out business filled with problems. But fortunately I had Bespoke Estate Agents working for me. Mark is an agent who goes above and beyond to make sure that you are always kept informed about every situation. Whilst putting in a lot of time and a huge amount of effort to make everything happen to ensure the sale progressed. Very highly recommended.

Melvin

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The only way to sell your property! What a refreshing change! Right from the word go Mark proved himself to be outstanding in his approach. Our property was showcased brilliantly, including a personal video walk through, excellent photography, drone video both inside, and outside the property and the local area also sharing personal knowledge of the local area. The valuation process is researched thoroughly and shared with the seller. Mark kept us informed promptly. The property was marketed so quickly and viewings were booked the same day and every day after that. We were amazed. Well done Bespoke for standing out from the rest. We thoroughly recommend Bespoke Estate Agents for your best choice of Estate Agent.

Maxine

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Brilliant service from start to end. Quick to respond and keep us up to date. Very good photos and descriptions given. Well organised with plenty of viewings and a very good rate - would definitely recommend!!!!

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"

The presentation of our property. The in care in keeping us full informed. Speed in finding a buyer. We loved the drone presentation.

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You have been amazing -thank you so much for your professionalism, attention to detail, always keeping us informed and obtaining the price you did. Will definitely recommend you. Celia & Paul

Celia & Paul

"

“Bespoke Estate Agents were very informative on my initial meeting with them. Throughout the process of selling my home I was kept up to date with any feedback from potential buyers and felt that their knowledge and experience has made this notoriously stressful time much smoother for me. Always helpful and poIite with a very positive outlook I would highly recommend them.” - Jan Moloney.

Jan M

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Really impressed with MyBespokeAgents! Mark and Oliver have been great at communicating to us about viewings and the sale progress. First week our flat was on the market and we received 3 offers (1 above asking!)! Very accommodating to us with timings and cats. Very personable people and very happy with the service! X

Amy C

"

A fantastic agent with a wealth of knowledge. No bias, just good old fashioned honest integrity. I would highly recommend Mark and his years of experience in finding the right home for the right buyer. 

Kay G

"

I dealt with Mark Heneghan as a buyer and found him to be excellent. Very thorough and professional. Overall, very happy. Thank you Mark.

Craig H

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I have been dealing with Mark Heneghan who has been excellent from the start, available day and evening, answers all questions very promptly, has offered unbiased advice and generally has been easy to work with. Excellent service.

James C

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Mark Heneghan's advice has been invaluable in assisting my family sell our late uncle's house. I would highly recommend him as a local property expert and certainly recommend Mark to anyone wishing to sell their home. Nothing has been too much trouble for Mark and with us living some distance away from the property this has made everything so much easier.

Suzanne M

"

We couldn't have asked for better service from Mark Heneghan. Our experience has been exactly as he promised in our initial meeting with him; personal, professional and enthusiastic. His experience and knowledge of property in this area and his availability to respond to our queries was particularly impressive. We would highly recommend working with him.

Sarah C

"

Mark Heneghan has been very supportive from start to finish. This was my first time selling, so I had plenty of questions! Answering my calls and emails any time of the day. I work full time, so I found this extremely useful. I have no hesitation in recommending purplebricks Mark. Thank you!

 

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"

Mark is a fantastic guy to work with. I would most definitely recommend him to anyone who is thinking of moving

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Mark leads by example and pushes all his to staff to achieve their best whilst offering his unconditional support throughout.

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