The cost of buying a house in the UK

The cost of buying a house in the UK is the deposit plus a set of one-off fees: stamp duty (or LBTT or LTT), conveyancing and searches, a survey, mortgage fees and moving costs. For a first-time buyer in England paying £250,000, tax and legal costs come to about £1,800. Survey, mortgage and removal costs come on top.

Key points

• Your deposit is usually the biggest cash cost. Most lenders want at least 5% of the price, and bigger deposits usually unlock better rates.
• Stamp duty is the biggest fee for most movers and second-home buyers, but first-time buyers pay none up to £300,000.
• Conveyancing and searches typically cost around £1,500 to £2,500.
• Surveys, mortgage fees, removals and insurance often add a further £1,000 to £4,000.
• Different rules apply in Scotland and Wales.

Every cost of buying a house in the UK

1. Deposit

The deposit is the part of the price you pay from your own money. You pay it when contracts are exchanged, which is when the deal becomes legally binding. Most mortgages need a deposit of at least 5%, though 10% or more usually gives you a lower interest rate. A 10% deposit on a £300,000 home is £30,000. The deposit is not a fee – it becomes your equity – but you need it in cash.

2. Stamp duty, LBTT or LTT

This is usually the largest fee. In England and Northern Ireland it is Stamp Duty Land Tax:

• first-time buyers pay 0% up to £300,000 and 5% on the part up to £500,000
• people moving home pay from 0% to 12% in bands
• buyers of second homes pay an extra 5%
• non-UK residents pay an extra 2%

For example, a home mover paying £350,000 pays £7,500. See our stamp duty guide for full rates. In Scotland and Wales, see LBTT and LTT.

3. Conveyancing and legal fees

A solicitor or licensed conveyancer does the legal work: checking the title, raising questions with the seller's side, handling the money, paying the tax and registering you as the owner. Typical fees are around £1,000 to £2,000 including VAT for a straightforward freehold, plus extra charges ("disbursements") such as:

• Searches – local authority, water and drainage, and environmental searches, typically £250 to £300 in total, usually paid up front
• Land Registry fee – from £20 to £500 if registered online, depending on price; for example £150 for a home costing £200,001 to £500,000
• Bank transfer fees – often £25 to £50
• Leasehold fees – extra work and management pack fees for flats, often several hundred pounds

Our calculator uses £1,800 for a typical purchase up to £500,000 and £2,600 above that.

4. Survey

A survey tells you about the condition of the home. RICS has three levels:

• Level 1 – the most basic report. Suits newer, conventional homes in good condition.
• Level 2 – the most common choice. Suits conventional homes in reasonable condition and includes advice on repairs.
• Level 3 – the most detailed (formerly a building survey). Suits older, larger, unusual or run-down homes, or if you plan major works.

Typical costs run from about £400 to £1,500, rising with the price and size of the home. Your lender's own check is not a survey and protects the lender, not you.

5. Mortgage fees

Common fees include:

• Arrangement or product fee – often £1,000 to £2,000, though some deals have none
• Booking fee – typically £100 to £200, sometimes not refundable
• Lender's property check fee – £150 to £800, though many lenders cover it
• Broker fee – some brokers charge, others are paid by the lender

You can often add the arrangement fee to the loan, but you then pay interest on it. Compare the total cost of a deal, not just the rate.

6. Removals and moving

A removal firm typically costs from about £400 to over £1,000, depending on distance and how much you own. Add the cost of packing materials, storage if your dates don't line up, and redirecting post.

7. Insurance

Your lender will require buildings insurance, usually from exchange, because you are then committed to buy. Check the date with your lender and solicitor. For flats, buildings cover is often included in the service charge. Contents insurance is optional but sensible. Life insurance is worth considering if anyone depends on your income.

8. Ongoing costs

Once you own the home you pay council tax, utilities and, for leasehold flats, service charges and any ground rent. These are not buying costs, but they affect what you can afford.

Worked totals: how much does it cost to buy a house?

These totals include stamp duty and typical conveyancing and searches. They do not include a survey, mortgage fees, removals or your deposit.

If you live abroad, the totals rise. A non-resident moving home at £350,000 would pay about £16,300 in tax and legal costs. See stamp duty for non-UK residents.

Example: first-time buyer at £250,000. With a 10% deposit of £25,000, tax and legal costs of £1,800, a Level 2 survey and a modest move, a realistic cash budget is the deposit, plus £1,800, plus roughly £1,000 to £3,000 for the survey, any mortgage fees and the move.

When each cost is paid

1. Early on: mortgage booking fee, survey, searches.
2. At exchange: the deposit. Buildings insurance usually starts here.
3. At completion: the rest of the price (from your mortgage), stamp duty, legal fees and Land Registry fees.
4. After completion: removals and moving costs.

Common mistakes

• Budgeting only for the deposit. The fees can add thousands.
• Skipping the survey. Repairs found after you buy are yours to pay.
• Forgetting the surcharge if you buy before selling. You pay the higher rates until you sell and claim back.
• Choosing the cheapest conveyancer blindly. Compare itemised quotes and check what is included.

If your deposit is coming from abroad

If some of your deposit is savings held overseas, or a gift from family abroad, plan the transfer early. Your solicitor must check where the money came from before completion, so keep statements showing the money leaving your overseas account and arriving in the UK, and get a signed gift letter for any gifted money. Exchange rates and transfer fees vary a lot between banks and specialist providers, so compare the rate and the fee before you send.

Work out your own figures

Our free house buying cost calculator adds up stamp duty and legal costs for your price, buyer type and region, including the non-resident surcharge if you live abroad. Rules last checked 16 October 2026.