Homeowners in England could need around two and a half years of house-price growth to recover the full cost of buying and selling a property, a new study has suggested.

The research from Moving Compared found that moving an average-priced £292,000 home costs an estimated £13,018, including £4,600 in stamp duty.

With house prices rising 1.8% in the year to June 2026, equivalent to around £5,256 of growth on a £292,000 property, stamp duty alone would absorb almost 11 months of annual house-price gains. The remaining £8,418 in transaction and moving costs would require a further 19 months of equivalent growth to recover.

The home moving hub said its figures showed why a rise in a property's value does not necessarily mean its owner is financially ahead. Stamp duty and other transaction costs must first be offset before homeowners begin to benefit from house-price appreciation, while mortgage interest and maintenance costs can push the break-even point further out.

The calculation applies to standard-rate home movers rather than eligible first-time buyers (FTBs). Under current rules, qualifying FTBs pay no stamp duty on the first £300,000 of a purchase, meaning a £292,000 first home would not face the same £4,600 charge.

Moving Compared said homeowners considering another move should factor in their expected ownership period and the full cost of the transaction before deciding whether moving is financially worthwhile.

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