Should I Move or Improve?
Should you extend your current home or sell up and buy somewhere bigger? This calculator works out the full cost of both options side by side - stamp duty, agent fees, improvement costs, the lot - so you can make the right call for your situation.
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How this calculator works
Our moving vs improving calculator puts the full cost of both options side by side so you can make a properly informed decision. For the moving option, it calculates stamp duty (SDLT, LBTT, or LTT depending on location), estate agent fees, solicitor costs, survey fees, removal costs, and any mortgage arrangement fees. For the improving option, it prices up your chosen improvements at realistic UK rates.
The tool also estimates the value uplift from improvements, so you can compare the equity position of both options. Moving to a bigger home gives you more space straight away, but the transaction costs are significant. Extending or converting often costs less and adds value, but it depends on whether your current home has the physical capacity for the improvements you need.
These estimates are based on typical 2026 UK costs for both moving and improving. Actual costs will vary depending on your specific property, location, and the professionals you instruct. Use this tool to get a clear picture of the financial comparison, then speak to an estate agent and a builder to refine the numbers for your situation.
Common questions
Is it cheaper to extend your house or move to a bigger one?
In most cases, extending is cheaper than moving. A typical single-storey extension costs £35,000 to £65,000, while moving to a bigger property involves stamp duty (often £5,000 to £25,000+), estate agent fees (1-1.5% + VAT), conveyancing, surveys, and removal costs - easily adding £15,000 to £40,000 before you even factor in the higher purchase price.
How much does stamp duty cost when moving house in 2026?
Since April 2025, Stamp Duty Land Tax (SDLT) in England is 0% on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million, and 12% above that. For example, buying a £400,000 home costs £10,000 in stamp duty. First-time buyers pay 0% on the first £300,000 and 5% up to £500,000, but only if the property costs £625,000 or less.
Does a house extension add value to your property?
Yes, most extensions add value. A well-designed single-storey extension typically adds 10-15% to a property's value, while a loft conversion can add 15-20%. The exact uplift depends on your area, the quality of the build, and local demand. Extensions that add a bedroom or bathroom tend to deliver the strongest returns.
What are the hidden costs of moving house?
Beyond the purchase price, moving costs include stamp duty, estate agent fees (1-1.5% + VAT on your sale price), solicitor/conveyancing fees (£1,500-£3,000), surveys (£400-£800), removal costs (£500-£1,500), and extras like mail redirections, new utility connections, and redecorating. The total often comes to £15,000-£40,000+ depending on property values.
How long does a house extension take to build?
A typical single-storey rear extension takes 10 to 16 weeks on site. A loft conversion usually takes 6 to 10 weeks. Add 8 to 12 weeks before building starts for architectural drawings, planning permission (if needed), and Building Regulations approval. A garage conversion is quicker at 3 to 6 weeks.