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Selling and moving budget calculator

Reconcile estimated sale proceeds with an onward deposit, dated England or Wales property tax and moving costs. Estate-agent VAT is always shown explicitly.

Your sale and onward move

Use a current redemption statement and written VAT-inclusive fee quotes where possible.

A scenario value, not a valuation.

Use a recent lender statement.

Enter £0 if none applies.

Use your conveyancer's quote.

Estate-agent fee

State separately whether the entered figure includes VAT.

The price used for property tax and borrowing.

Cash allocated to the new property price.

Use a quote or your own allowance.

Onward property tax

Select the jurisdiction and scenario. This does not determine legal eligibility.

Used to select the dated property-tax table.

Choose standard, first-time-buyer or additional-property SDLT.

Property-tax calculations are temporarily disabled while the rate configuration is checked. Use the official authority calculator.

Assumptions used

Calculations are temporarily unavailable while the dated property-tax configurations are reviewed. Use the official authority guidance linked below.

How the calculation works

The sale side first deducts the redemption balance and selling costs. The onward side combines the chosen deposit, calculated property tax and removals. Their difference is the estimated buffer or shortfall.

agent fee total = entered fee + VAT if excluded

net proceeds = sale price − redemption − selling costs

onward cash = deposit + property tax + removals

buffer = net proceeds − onward cash

new mortgage = onward price − onward deposit

Worked example

This worked example is unavailable until the dated property-tax configurations complete review.

Figures that can change before completion

Use this as a cash-flow scenario, then reconcile it against final statements and completion accounts.

  • Redemption balances and early repayment charges can change daily.
  • Agent percentages may be quoted before or after VAT.
  • Leasehold packs, retention amounts and completion adjustments are excluded.
  • It does not determine which property-tax rate or relief legally applies.
  • A mortgage required figure is not an affordability decision or offer.

Sources and change log

Onward property tax uses dated configurations checked on 2026-08-20 against HMRC SDLT guidance and Welsh Revenue Authority LTT guidance.

20 August 2026: initial sale-to-onward-purchase reconciliation added with explicit estate-agent VAT handling.

Questions people ask

Should the estate-agent fee include VAT?

Check the quote. Tell the calculator whether your entered percentage or fixed fee already includes VAT; it will show the total used.

Is net sale proceeds the same as equity?

It is an estimate after the redemption balance and entered selling costs. Your final completion statement can differ.

Does the new mortgage figure mean I can borrow that amount?

No. It is only onward price minus entered deposit. A lender applies its own affordability, valuation and eligibility rules.