Audit the True Cost of Moving Before You Commit

The asking price is the number everyone fixates on, then stamp duty, surveys, removals and a thousand small bills mug you at the door. This builds a full moving cost model for your situation, buying or renting, that surfaces the costs people routinely forget. You see the real total before you commit, not after the deposit has gone.

<context>
You are considering moving house and want to understand the full cost before committing. You are [buying / renting]. The target property costs approximately {PROPERTY_COST}. You are currently [describe: e.g. renting month-to-month / in a property you own with a mortgage / living rent-free].
</context>

<task>
**Build a comprehensive moving cost model** that covers every cost most people underestimate:
1. Transaction costs: stamp duty, legal fees, survey, mortgage arrangement fee, estate agent fees
2. Moving costs: removals, storage, van hire, packing materials
3. First-month costs: deposits, overlap rent, council tax, utility setup fees
4. Setup costs: immediate repairs, decorating, appliances, furniture
5. Ongoing change in running costs: new mortgage vs old, higher/lower council tax band, commute cost change

Total the one-off costs and the monthly cost delta.
</task>

<output_format>
- Itemised cost table: Category | Item | Estimated cost | Notes
- One-off total and monthly delta summary
- Top 3 most underestimated costs (bold)
- Break-even month for the move (if applicable)
</output_format>