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. Last reviewed October 2026.
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 (October 2026, including VAT). Actual fees vary by provider and region. Stamp duty, LTT and LBTT figures are calculated using current published rates. They don't include the extra 2% SDLT for buyers who aren't UK resident (in the UK for fewer than 183 days in the 12 months before buying) in England and Northern Ireland; Wales and Scotland have no equivalent.
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 / LTT / LBTT
A government tax based on the property price. First-time buyers in England and Northern Ireland get relief on homes up to £500,000; Scotland's LBTT relief raises the nil band to £175,000; Wales has no first-time buyer relief.
Solicitor & conveyancing fees
Your solicitor handles contracts, land registry, and the legal transfer. Expect about £1,200–£1,500 including VAT, depending on the property price and complexity.
Property survey
A RICS Level 1 condition report typically costs £300–£600, a Level 2 HomeBuyer report £500–£800 and a Level 3 building survey £800–£1,500. 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
Some brokers charge a fee; others are paid only by the lender. Ask what any fee is before you go ahead.
Searches & Land Registry
Local authority, water and environmental searches typically cost around £350, and the Land Registry fee is £20 to £500 depending on the price (more for a new build or a new lease). 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–£400 to legal fees.
First Time Buyer Savings
If you are buying your first home in England or Northern Ireland, you could save thousands in stamp duty (Scotland has its own LBTT relief).
No stamp duty up to £300,000
First time buyers in England and Northern Ireland 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.
Consider a product with no arrangement fee
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.
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 Level 1 condition report is cheapest but tells you the least. For a standard modern property, a Level 2 HomeBuyer report is usually enough. Save a Level 3 building survey 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 £1,200–£1,500 including VAT), a property survey (about £500–£800 for a Level 2 HomeBuyer report), mortgage arrangement fees (around £999), searches (around £350), the Land Registry fee (£20 to £500 by price for most purchases, more for a new build), 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, and Scotland under LBTT. If you'll own another home, the higher rates apply from £40,000.
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. In Scotland first-time buyers pay no LBTT on the first £175,000 (a saving of up to £600). Wales does not offer first-time buyer relief.
How much are solicitor fees for buying a house?
Solicitor or conveyancing fees typically cost about £1,200–£1,500 including VAT for a standard purchase, plus about £350 for searches and the Land Registry fee (£150 at £300,000). Leasehold properties usually cost about £200–£400 more due to additional legal work. These fees are payable on completion.
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