How to calculate property moves -- help!

[confusedofcanterbury]

Hello all! I'm really struggling to work out the maths on moving property, and hoping some of you knowledge people can help. We looking to do a "like for like" move (i.e. not take on any extra mortgage, or only minimal extra).
Is there an easy way, taking into account a) the fact the value of our house has risen b) and stamp duty, that I can work out the kind of value houses we could be looking at?

Specific values are:
-- Purchased our house at 365k
-- Imaging we're selling at 405k
-- 282k left on mortgage
-- 10-12k stamp duty

Help?! I'm so confused :( Thank you in advance

Dont forget removal costs and estate agent commission

With stamp duty, estate agent fees, solicitor fees and removals I think you would be looking at about £20,000 in costs. If you sell for £405,000 you would need to buy for £385,000 if you don’t want to increase your mortgage or pay those costs out of other savings.
Moving is expensive!

Couple of grand of Solicitors fees, and another couple on selling fees. Packers? Plus the stamp duty you've mentioned.
You can either find the cash (yes, I know) for those costs, and buy a house for what yours sells at, or subtract the costs from what you think your house will sell for, and that is what you can spend.

Hi @confusedofcanterbury - you essentially need to deduct all of your fees from your sale price and go from there. As others have said, unless you have savings, you’ll need to factor in solicitors fees, Estate agent commission and removal costs as well as stamp duty.

Going with your original numbers from your OP, this would be as follows:

£405k sale price
minus £282k mortgage
gives you £123k equity

From your £123k equity you’re planning to use £10-£12k to pay stamp duty (let’s go worst-case and say £12k), leaving you £111k to use as a deposit for your next purchase.

£111k deposit plus existing mortgage amount of £282k gives new purchase price of £393k.

If you need to pay the other fees (solicitor, Estate agent & removals, etc) from your equity as well this will reduce your new purchase price accordingly. If we use PPs example of £20k total for fees you’ll have £103k equity to use as your deposit.

Which along with mortgage of £282k gives new purchase price of £385k.

I hope this helps? (I often have to break things down step-by-step for myself to make sense of them!)