Renovate or move? The real cost comparison.
Before you call the estate agent, it's worth knowing the numbers. Here's what moving house actually costs in the UK, what renovating typically costs and adds back, and how to decide which makes sense for your home.
The headline numbers
Rough national averages, sourced below. Your own figures will depend on your property and location.
£15.5k – £23k
Estimated total cost of moving house across Hertfordshire, Bedfordshire and Buckinghamshire, depending on the county (breakdown below).
£0
Stamp Duty Land Tax owed when you renovate your existing home instead of buying another one.
£21,440
Median UK homeowner renovation spend in 2024 - money invested back into your own property.
Up to 24%
Value a loft conversion can add to a typical property in our area, according to industry estimates.
Stamp duty & moving costs across Herts, Beds & Bucks
We work across all three counties, and house prices - and therefore stamp duty - vary a lot between them. Figures below use each county's current median house price (Plumplot/Land Registry-based data) run through the current Stamp Duty Land Tax bands for a home-mover replacing their main residence (not a first-time buyer), plus a typical estate agent fee of around 1.4% including VAT. Everything else (survey, conveyancing, mortgage fees, removals) is held at the national average. Your own figures will depend on your specific property.
Hertfordshire
Median house price: £450,000
Stamp duty: ~£12,500
Estimated agent fee: ~£6,300
Estimated total cost of moving: ~£23,000
Bedfordshire
Median house price: £331,000
Stamp duty: ~£6,550
Estimated agent fee: ~£4,600
Estimated total cost of moving: ~£15,500
Buckinghamshire
Median house price: £398,000
Stamp duty: ~£9,900
Estimated agent fee: ~£5,600
Estimated total cost of moving: ~£19,700
What moving house really costs, nationally
For context, here's the general UK breakdown behind the county figures above, based on published averages from the HomeOwners Alliance and MoneyHelper for buying and selling an averagely priced UK home (sources at the end of this page).
Buying costs — approx. £7,500
Stamp Duty Land Tax (often the single biggest cost, and highest for Hertfordshire buyers given local house prices), building survey, conveyancing/solicitor fees, mortgage arrangement fees and valuation.
Selling costs — approx. £4,900
Estate agent fees (typically 1-3% of the sale price plus VAT), your own conveyancing fees, and an Energy Performance Certificate.
Moving costs — approx. £600
Removals, storage and mail redirection - before you've even unpacked a box in the new house.
What you keep when you renovate instead
None of the costs above apply if you improve the home you already own - and the money you spend can add value straight back to your property.
No stamp duty
Stamp Duty Land Tax only applies when you buy a property. Renovating means you keep that money entirely.
No agent or chain
No estate agent fees, no buyer falling through, no waiting on a chain of other sales to complete.
Value added, not lost
Renovation spend typically returns 50-80% or more of its cost in added property value, depending on the project.
Typical value added by common improvements
Loft conversion
Up to around 24% added value - often the single highest-return home improvement.
Extra bedroom
Around 13% added value on average.
Kitchen renovation
Up to around 10% added value, with a strong 60-80% return on the money spent.
Extra bathroom
Around 4% added value.
Garden landscaping
Roughly 80% return on cost.
Average renovation
Around 9% added value across all project types.
Backed by our promise
If you decide renovating makes more sense than moving, every project comes with the same three guarantees.
On-Time Promise
We arrive when we say we will. Delayed? You'll get a call, not silence.
Spotless Site Guarantee
Left clean and tidy, every time.
Respect First
Your home, family and neighbours treated with genuine care throughout.
Frequently asked questions
Is it cheaper to renovate or move house in the UK?
For most homeowners, renovating works out cheaper. Moving an averagely priced home costs around £13,000 in fees and tax that add nothing to your property. Renovation spend goes directly into your own home instead, and well-chosen projects typically add more value than they cost.
Do I pay stamp duty if I renovate instead of moving?
No. Stamp Duty Land Tax is only charged when you buy a property. Renovating your existing home means you avoid this cost entirely.
How much does it cost to move house in the UK on average?
Roughly £13,000 in total for an averagely priced home: around £7,500 in buying costs, £4,900 in selling costs and £600 in general moving costs.
How much stamp duty would I pay in Hertfordshire, Bedfordshire or Buckinghamshire?
It varies a lot by county because house prices do. On a typical median-priced home for a buyer replacing their main residence, stamp duty works out at roughly £12,500 in Hertfordshire (median £450,000), £9,900 in Buckinghamshire (median £398,000) and £6,550 in Bedfordshire (median £331,000). Add estate agent and legal fees on top, and total moving costs range from around £15,500 to £23,000 across the three counties.
Which home improvements add the most value?
Loft conversions (up to ~24%), extra bedrooms (~13%) and kitchen renovations (up to ~10%, with strong ROI) tend to add the most value, according to industry data.
How much should I budget for renovating my home?
UK data from 2024 shows a median homeowner spend of around £21,440, with kitchens averaging around £17,500 and full house renovations around £76,690. A fixed-price, itemised quotation is the best way to budget for your own project.
Where do I start?
Get in touch for a home visit and a clear, itemised quotation - or see our homeowner services for the kind of work we complete every week across Bedfordshire, Hertfordshire and Buckinghamshire.
Figures on this page combine UK national averages with current median house prices for Hertfordshire, Bedfordshire and Buckinghamshire, and are for general information only - not financial or legal advice. County stamp duty figures assume a buyer replacing their main residence (not a first-time buyer) at the current SDLT rates and don't include the additional-property or non-resident surcharges. Your own costs and returns will depend on your specific property, location and market conditions. Please speak to a mortgage adviser, solicitor or accountant about your personal circumstances before making a decision. Sources: HomeOwners Alliance cost of moving calculator, MoneyHelper buying and moving cost guidance, GOV.UK Stamp Duty Land Tax rates, Plumplot/Land Registry county house price data, and published UK home improvement and renovation spending surveys (2024-2026).