Moving home calculator

A moving home mortgage calculator gives you a realistic estimate of your monthly repayments and the total cost of buying your next property. Rather than guessing whether you can afford a move, you can input your target property price, deposit amount, preferred mortgage term and expected interest rate to see exactly what your payments would look like.

Most calculators also factor in the key upfront costs that catch many movers off guard. These include stamp duty on your new property, valuation fees, conveyancing charges and estate agent costs if you are selling. By adding these together, you get a clearer picture of the total cash you need on completion day.

If you already own a property, the calculator can show how your existing equity reduces the amount you need to borrow. For example, if your home is worth 300,000 pounds and you owe 150,000 pounds on your current mortgage, you have roughly 150,000 pounds in equity to put towards your next purchase. You can use our affordability calculator alongside this tool to check what lenders are likely to offer based on your income.

Moving home involves several costs beyond the property price itself. Understanding each one helps you budget accurately and avoid any surprises during the process.

• Stamp duty land tax: Payable on properties over 250,000 pounds in England and Northern Ireland. On a 350,000 pound home, you would pay 5,000 pounds. Different rates apply in Scotland (LBTT) and Wales (LTT).
• Conveyancing fees: A solicitor or licensed conveyancer handles the legal transfer. Expect to pay 1,000 to 2,500 pounds including searches and disbursements.
• Survey costs: A homebuyer report costs 400 to 700 pounds, while a full building survey runs from 600 to 1,500 pounds depending on the property size.
• Mortgage arrangement fees: Many lenders charge 500 to 2,000 pounds for their best rates. You can often add this to the loan, but you will pay interest on it.
• Estate agent fees: If you are selling, expect to pay 1% to 3% of the sale price plus VAT.
• Removal costs: Professional movers typically charge 500 to 2,000 pounds depending on distance and volume.

A mortgage advisor can help you weigh up whether to pay arrangement fees upfront or add them to your loan. Compare today's best mortgage rates to see how fees and rates balance out across different deals.

Most UK lenders offer between 4 and 4.5 times your annual household income, though some specialist lenders stretch to 5 or even 6 times for higher earners or certain professions. If you earn 60,000 pounds a year, a standard lender might offer you up to 270,000 pounds, while a specialist could go to 360,000 pounds.

Your borrowing limit also depends on your outgoings. Lenders run an affordability assessment that looks at credit commitments, childcare costs, regular bills and estimated living expenses. Having a clean credit history and minimal existing debt gives you the strongest position. If you are porting your existing mortgage, the lender may only need to assess any additional borrowing on top.

The deposit you put down affects the rates available to you. Moving from a 10% to a 15% deposit can unlock noticeably lower interest rates, which reduces your monthly payments and the total interest paid over the mortgage term. If you are downsizing your home, the equity released from your current property often provides a larger deposit, leading to better deals.

Your existing equity is one of the biggest advantages you have when moving home. It is the difference between your property's current market value and the outstanding balance on your mortgage. If your home is worth 350,000 pounds and you owe 180,000 pounds, your equity is 170,000 pounds.

When you sell, the equity from your current property (minus selling costs) becomes your deposit for the next one. A larger deposit means a lower loan-to-value (LTV) ratio, which typically unlocks better interest rates. Dropping from 85% LTV to 75% LTV can save you hundreds of pounds per year in interest.

If you are upsizing to a larger home, you may need to borrow more on top of your equity. In this case, the calculator helps you work out the gap between your available funds and the purchase price. For example, buying a 450,000 pound property with 170,000 pounds in equity means borrowing 280,000 pounds (plus covering moving costs separately).

Keep in mind that property valuations can differ from asking prices. Getting a realistic market appraisal from two or three estate agents gives you a more accurate starting figure for your calculations. A qualified mortgage advisor can then confirm what lenders would offer based on your specific circumstances.