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What will your move actually cost?

Every cost of moving flat in one place: the van, the deposit cap, the cleaning, the boring admin nobody budgets for. Ranges are honest low-to-high estimates for London, and the deposit maths follows the Tenant Fees Act 2019.

The move
The new tenancy
Leaving the old place
Admin and set-up

Cash you need for this move

£4,322 to £4,612

Of which £2,077 is your deposit, which comes back to you at the end of the tenancy.

One-off moving costs

Man with a vanLocal move rate
£200 to £350
Boxes and packing materialsFree boxes from supermarkets cut this to nearly nothing
£55 to £85
End of tenancy cleaningNot legally required, but protects your old deposit
£150 to £220
Royal Mail redirection, 3 monthsPrices are approximate; check royalmail.com
£20
Broadband setup or early exit feeNew line activation, or paying off the old contract
£20 to £60
Moving subtotal
£445 to £735

Upfront tenancy money

Tenancy deposit (5 weeks)Legal maximum under the Tenant Fees Act 2019. Protected in a scheme, returned when you leave.
£2,077
First month of rent
£1,800
Holding deposit (1 week)Capped at one week of rent; normally offset against your first payment, so not extra money in the end
£415
Cash needed at signingDeposit plus first month; the holding deposit offsets against this
£3,877

Three ways to bring this number down

  • Book a midweek, mid-month slot. End-of-month Fridays are the most expensive days in removals.
  • Get three quotes and mention the cheapest. Most man-with-a-van firms will match it.
  • Ask for the holding deposit to be put towards your first payment, which is your legal right when the tenancy goes ahead.

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Common questions

How much is a tenancy deposit allowed to be?

Under the Tenant Fees Act 2019, the deposit on a tenancy with annual rent under £50,000 is capped at 5 weeks of rent. At £50,000 or more it is capped at 6 weeks. A landlord or agent asking for more is breaking the law, and the deposit must be protected in a government-approved scheme within 30 days.

What is a holding deposit and do I get it back?

A holding deposit reserves the property while referencing happens, and is capped at 1 week of rent. If the tenancy goes ahead it must be returned to you or put towards your first rent payment or deposit. You lose it only in limited cases, such as giving false information on your application or pulling out yourself.

Can letting agents charge admin or referencing fees?

No. The Tenant Fees Act 2019 banned admin fees, referencing fees, check-in fees and inventory fees for assured shorthold tenancies in England. Agents can still charge for a lost key, late rent (capped), or changing or ending a tenancy early at your request.

How much do removals cost in London?

For a local move, a man with a van typically runs £150 to £500 depending on the size of the flat, while a full removals company for a 2-bedroom flat is usually £600 to £950. Prices climb for long distances, difficult access (no lift, no parking) and end-of-month weekend dates, which are the busiest.

Do I have to pay for professional cleaning when I leave?

A landlord cannot require you to book a professional cleaner, and clauses demanding a receipt are unenforceable under the Tenant Fees Act. You do have to return the property in the state you found it, allowing for fair wear and tear, so many tenants pay for an end-of-tenancy clean anyway to protect the deposit.

When is the cheapest time to move?

Midweek and mid-month, outside summer. Removal firms charge their highest rates on Fridays, weekends and the last few days of each month. Booking three to four weeks ahead and asking for a midweek slot commonly saves 20 to 30 percent on the same move.