The Total Cost of Buying a House
Quick Answer
Beyond your deposit, expect to pay £7,000-15,000 in additional costs: solicitor fees (£1,000-1,500), survey (£400-1,000), mortgage fees (£0-1,000), stamp duty (£0-5,000 for most FTBs), moving costs (£500-1,500), and immediate home costs. Budget 3-5% of the purchase price on top of your deposit.
The Total Cost of Buying a House
The deposit gets all the attention. But it's not the only cost of buying.
The additional expenses—legal fees, surveys, mortgage fees, moving costs—add up significantly. First-time buyers often underestimate these, and it causes real stress when bills arrive during what's already an expensive process. Understanding how much deposit you need is the first step; budgeting for total costs is equally important.
I've broken down every cost you'll face, with realistic ranges based on current 2025 data.
calculator.tsx.Cost breakdown
Deposit
Your deposit is the amount you contribute toward the property purchase. The mortgage covers the rest.
| Deposit % | Amount on £300,000 property |
|---|---|
| 5% | £15,000 |
| 10% | £30,000 |
| 15% | £45,000 |
| 20% | £60,000 |
Typical range for FTBs: 10-15% of property price
Stamp duty (SDLT)
Stamp Duty Land Tax (SDLT) is tax paid to the government when purchasing property in England and Northern Ireland, as set by HMRC.
First-time buyer rates (from April 2025):
| Portion of price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 - £500,000 | 5% |
Stamp duty examples for first-time buyers
| Property price | FTB pays |
|---|---|
| £250,000 | £0 |
| £300,000 | £0 |
| £350,000 | £2,500 |
| £400,000 | £5,000 |
| £450,000 | £7,500 |
If purchasing over £500,000, first-time buyer relief doesn't apply—you pay standard rates on the entire amount.
Solicitor/conveyancer fees
Your solicitor handles the legal work of transferring property ownership.
Typical breakdown:
| Component | Cost |
|---|---|
| Basic fee | £500-1,000 |
| Disbursements (searches, fees) | £300-500 |
| Land Registry fee | £100-300 |
| Bank transfer fees | £30-50 |
| Total | £1,000-1,500 |
Disbursements are third-party costs your solicitor pays on your behalf—searches, Land Registry fees, and similar. These vary by location.
Survey costs
A survey inspects the property's condition. Essential for understanding what you're buying.
| Survey type | Cost | Best for |
|---|---|---|
| Level 1 Condition Report | £300-400 | Modern properties in good condition |
| Level 2 HomeBuyer Report | £400-800 | Most properties, most buyers |
| Level 3 Building Survey | £500-1,000+ | Older or unusual properties |
Note: The mortgage valuation is different—it's for the lender's benefit and doesn't tell you about the property's condition.
Mortgage fees
Fees charged by lenders for arranging your mortgage.
| Fee type | Typical cost |
|---|---|
| Arrangement fee | £0-1,000 |
| Booking fee | £0-300 |
| Valuation fee | £0-400 (often free) |
Some mortgages have no fees but higher rates. Others have significant fees but lower rates. Work out total cost over the deal period, not just upfront fees.
Average mortgage fee: £515 (but varies widely)
Moving costs
Getting your belongings from A to B.
| Service | Cost |
|---|---|
| Removal company (local) | £500-1,000 |
| Removal company (long distance) | £1,000-2,000 |
| Van hire (DIY) | £100-200 |
| Packing materials | £50-100 |
Factor in temporary storage if there's a gap between moving out and moving in.
Immediate move-in costs
Things you'll need in the first few weeks after moving in:
| Item | Typical cost |
|---|---|
| Locks changed | £100-200 |
| Cleaning (professional) | £150-300 |
| Basic furniture | Variable |
| Appliances (if not included) | Variable |
| Utility connection fees | £50-100 |
| Minor repairs/decorating | £500-2,000 |
Budget at least £500-1,000 for immediate essentials. More if significant work is needed.
Total cost example
Here's a realistic breakdown for a £300,000 property with a 10% deposit:
Complete cost breakdown: £300,000 property
| Cost | Amount |
|---|---|
| Deposit (10%) | £30,000 |
| Stamp duty (FTB) | £0 |
| Solicitor fees | £1,200 |
| Survey (Level 2) | £550 |
| Mortgage fee | £500 |
| Moving costs | £750 |
| Immediate move-in costs | £1,000 |
| Total needed | £34,000 |
That's £4,000 beyond the deposit. On higher-priced properties or those needing work, it could be significantly more.
The rule of thumb
Budget 3-5% of the property price for costs beyond your deposit.
| Property price | Deposit (10%) | Additional costs | Total needed |
|---|---|---|---|
| £200,000 | £20,000 | £6,000-10,000 | £26,000-30,000 |
| £300,000 | £30,000 | £9,000-15,000 | £39,000-45,000 |
| £400,000 | £40,000 | £12,000-20,000 | £52,000-60,000 |
| £500,000 | £50,000 | £15,000-25,000 | £65,000-75,000 |
Costs people forget
Based on surveys of recent buyers, these are the most commonly underestimated costs:
Buildings insurance
Required from exchange of contracts—not completion. You're legally responsible for the property from exchange. Typically £150-400 per year, but you'll pay upfront.
Leasehold costs
If buying a leasehold property, additional costs may include:
- Management pack/enquiry fee: £300-500
- Notice of assignment: £100-200
- Deed of covenant: £100-200
Some freeholders/management companies charge several hundred pounds for standard information. This catches buyers by surprise.
Emergency fund
Not a purchase cost, but essential. What happens if the boiler breaks in month one? If you've spent every penny on buying, you're vulnerable.
Keep at least £1,000-3,000 accessible after purchase.
Mortgage payments starting
Your first mortgage payment typically happens a month after completion. Budget for this in your cash flow—especially if you've also paid a final month of rent.
When costs are paid
Understanding timing helps with cash flow planning:
| Cost | When paid |
|---|---|
| Solicitor deposit (part payment) | When instructing |
| Survey | Before survey |
| Full solicitor balance | At completion |
| Stamp duty | At completion (via solicitor) |
| Mortgage fee | At completion (often added to loan) |
| Moving costs | On moving day |
| First mortgage payment | ~1 month after completion |
Most costs concentrate around completion. Have the money available 1-2 weeks before your expected completion date.
How to reduce costs
Some costs are negotiable or avoidable:
Shop around
- Solicitors: Prices vary significantly. Get 3-4 quotes.
- Surveys: Compare surveyors in your area.
- Removals: Always get multiple quotes.
Choose mortgages wisely
A "fee-free" mortgage might have higher rates that cost more over time. A high-fee mortgage might save money overall. Calculate the total cost over your deal period.
Do some things yourself
- DIY moving if you don't have much stuff
- Basic cleaning yourself rather than professionals
- Minor decorating rather than hiring contractors
Ask about included items
Negotiate to include appliances, curtains, or furniture in the sale. This saves buying them separately.
Common questions
Some costs can be added (like arrangement fees), which spreads the cost but means paying interest on them. Stamp duty and solicitor fees must be paid upfront. Adding fees to your mortgage increases your total borrowing and monthly payments.
Stamp duty can't be avoided (though FTBs pay less—learn about your first-time buyer benefits). Solicitor fees are essential. Survey fees are technically optional but strongly recommended—skipping surveys leads to nasty surprises. Moving costs can be minimised through DIY approaches.
You lose money spent on solicitor searches (£300-500) and surveys (£400-1,000). Mortgage fees are usually not charged until completion. This is a risk of buying property—budget for the possibility of wasted costs if you're in a competitive market.
Yes, through stamp duty relief (pay nothing up to £300,000). You also avoid estate agent fees since you're not selling. But solicitor, survey, and mortgage costs are the same as other buyers.
Sources and methodology
Cost ranges in this guide are based on:
- Stamp duty: GOV.UK official rates (current as of April 2025)
- Solicitor fees: Law Society guidance and market surveys
- Survey costs: RICS fee guidance and market data
- Mortgage fees: UK Finance and lender data
- Moving costs: HomeOwners Alliance surveys
All figures are indicative. Actual costs vary by location, provider, and property type.
Last updated: December 2025
How Much House Can I Afford? Calculator
Interactive calculator to determine your borrowing power based on income, deposit, and debt commitments.
Was this guide helpful?
Related guides
How Much Deposit Do You Need to Buy a House?
Real data on deposit requirements in the UK. Minimum and typical deposits, how deposit size affects mortgage rates, and deposit sources including gifts and ISAs.
How Much House Can I Afford? Calculator
Interactive calculator to determine your borrowing power based on income, deposit, and debt commitments. Includes comfortable vs maximum borrowing figures.
Stamp Duty Calculator UK 2026
Calculate your exact Stamp Duty Land Tax for any property purchase in England, Wales, Scotland, or Northern Ireland with real 2026 rates included.