The £30,500 Question:
Move House, or Improve It?
Stamp duty, legal fees and removal costs now average £30,500 for a London move. Planning data shows a record surge in homeowners choosing to improve instead — led by garden rooms.
£30,000
Avg. London moving cost
↑68%
Garden room apps 2021-2025
15%
Max property value uplift
35
London boroughs tracked
The True Cost of Moving in London
Every pound you spend moving is a pound that adds zero value to your next property.
£18,750
Stamp duty (avg £750k home)
£5,200
Legal & conveyancing
£3,800
Agent fees (selling)
£1,800
Removals & storage
£950
Survey & searches
£30,500
Total average cost
These figures are based on the average London property transaction at £750,000 in 2025/26. Stamp duty alone accounts for £18,750 — and unlike a garden room, it adds absolutely nothing to your new property's value. The total £30,500 is money spent, not money invested.
Garden Room Planning Applications
Loading...Applications mentioning garden rooms, studios, and offices across London boroughs (2021-2025).
| Borough | Total apps (2021-25) | Volume | YoY trend | Approval rate |
|---|---|---|---|---|
| Richmond | 694 | ↑2% | 92% | |
| Bromley | 653 | ↑2% | 89% | |
| Barnet | 610 | ↑3% | 87% | |
| Wandsworth | 562 | ↑2% | 91% | |
| Kingston | 536 | ↑4% | 90% | |
| Ealing | 479 | ↑3% | 85% | |
| Merton | 439 | ↑5% | 88% | |
| Sutton | 413 | ↑5% | 86% | |
| Haringey | 359 | ↑6% | 82% | |
| Croydon | 333 | ↑6% | 84% | |
| Lewisham | 308 | ↑7% | 81% | |
| Enfield | 292 | ↑7% | 83% |
Source: Planning London Datahub analysis. Garden room, garden studio, and garden office applications.
Garden Room ROI Calculator
Adjust the sliders to see how a garden room compares to the cost of moving.
Property value added
£60,000
Garden room investment
£35,000
Net gain vs. moving
+£55,500
Return on investment
71%
Improving beats moving by £55,500. Your garden room adds £60,000 in property value — and costs £4,500 more than the average London move.
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