Buying Costs Calculator
The deposit is just the start. Stamp duty, solicitor fees, surveys, and moving costs can add thousands to the price of buying a home.
Use this calculator to estimate every cost involved so you can budget with confidence.
Your Details
Deposit amount: £30,000
Estimated Buying Costs
No stamp duty to pay as a first time buyer
These are estimates based on typical UK costs. Actual fees may vary by provider and region. Stamp duty / LTT figures are calculated using current published rates.
What Costs Should You Budget For?
Beyond the deposit, there are several unavoidable costs when buying a property. Here is what to expect.
Stamp Duty / Land Transaction Tax
A government tax based on the property price. First time buyers in England get significant relief on properties up to £500,000. Wales has its own rates with no FTB relief.
Solicitor & conveyancing fees
Your solicitor handles contracts, land registry, and the legal transfer. Expect £1,000 to £1,500 depending on the property price and complexity.
Property survey
A basic valuation costs around £300, a homebuyer report around £500, and a full structural survey around £800. Older or unusual properties benefit from a more thorough survey.
Mortgage arrangement fee
Many lenders charge a product fee (typically £999) to secure a particular mortgage rate. This can be added to the loan, but that means you pay interest on it.
Mortgage broker fee
If you use a broker, expect a fee of around £500. A good broker can save you far more than this by finding the best deal across the whole market.
Searches & disbursements
Local authority searches, environmental checks, and land registry fees typically total around £300. Your solicitor arranges these as part of the conveyancing process.
Moving costs
Hiring a removal company costs £500 to £1,500 depending on distance, volume, and whether you need packing services.
Leasehold extras
If buying a leasehold property, your solicitor will need to review the lease, check service charges, and verify ground rent terms. This adds around £200 to £400 to legal fees.
First Time Buyer Savings
If you are buying your first home in England, you could save thousands in stamp duty.
No stamp duty up to £300,000
First time buyers in England pay zero stamp duty on the first £300,000 of the purchase price.
Reduced rate to £500,000
Between £300,001 and £500,000, first time buyers pay just 5% — a significant saving compared to standard rates.
No FTB relief in Wales
Wales operates its own Land Transaction Tax. There is currently no first time buyer relief under the Welsh system.
How to Reduce Your Buying Costs
While some costs are fixed, there are practical steps you can take to keep the total down.
Compare solicitor quotes
Conveyancing fees vary significantly. Get at least three quotes and check what is included — some advertise low fees but add disbursements separately.
Choose a fee-free mortgage
Some mortgage products have no arrangement fee in exchange for a slightly higher interest rate. Over a 2-year fix this can work out cheaper overall.
Skip the broker fee
Some brokers charge no fee to the client and are paid by the lender instead. Check whether this is an option — but make sure the advice quality is the same.
Add the arrangement fee to the loan
If cash is tight, most lenders let you add the product fee to the mortgage. You will pay interest on it, but it frees up cash for other costs.
Pick the right survey level
A basic valuation is cheapest but gives minimal insight. For a standard modern property, a homebuyer report is usually sufficient. Save the full structural for older or unusual buildings.
Move on a weekday
Removal companies charge a premium for weekends. Moving mid-week can save £200 or more.
Frequently Asked Questions
What costs do I need to budget for when buying a house?
Beyond your deposit, you should budget for stamp duty (the largest cost), solicitor/conveyancing fees (typically £1,000-£1,500), a property survey (£300-£800), mortgage arrangement fees (around £999), searches and disbursements (around £300), and moving costs. Our calculator estimates all of these based on your property price.
How much is stamp duty in 2026?
In England, stamp duty is 0% on the first £125,000, 2% on the next £125,000, and 5% on the portion up to £925,000. First-time buyers pay 0% on the first £300,000. Wales has different rates under Land Transaction Tax.
Do first-time buyers pay less stamp duty?
Yes, in England and Northern Ireland. First-time buyers pay no stamp duty on properties up to £300,000, and 5% on the portion between £300,001 and £500,000. This relief is not available on properties over £500,000, and Wales does not offer first-time buyer relief.
How much are solicitor fees for buying a house?
Solicitor or conveyancing fees typically range from £1,000 to £1,500 for a standard purchase, plus £200-£400 for searches and disbursements. Leasehold properties may cost more due to additional legal work. These fees are payable on completion.
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