Cost of Buying a House Calculator 2026
Calculate the total cost of buying a property including stamp duty, deposit, legal fees, surveys, and mortgage costs. Plan your budget accurately with the property purchase budget spreadsheet.
Property Details
Additional Buying Costs
Our estimate by price
HM Land Registry fee (Scale 1 portal, England and Wales) added automatically: £0. Northern Ireland registration fees differ.
Mortgage Fees
Enter the figures from your mortgage illustration. Leave at £0 if there is no fee.
Cost Breakdown
Enter Property Details
Input a property price to see total buying costs
Understanding Property Purchase Costs
Stamp Duty Auto-Calculated
Stamp duty is automatically calculated based on the purchase price and your buyer status. Rates vary for first-time buyers, additional properties, and standard purchases. Use our stamp duty calculator for detailed breakdowns or learn how stamp duty is calculated. Check if you can add stamp duty to your mortgage.
- • First-time buyers: up to £300,000 relief
- • Additional properties: +5% surcharge
- • Standard purchases: tiered rates
Survey Costs Explained
Property surveys range from £300 for a basic condition report to £1,500+ for a full structural survey. The type you need depends on the property age and condition.
- • Condition Report: £300-£500
- • HomeBuyer Report: £400-£1,000
- • Building Survey: £600-£1,500+
Legal & Conveyancing Fees
Our estimate of the conveyancing legal fee runs from £960 to £2,280 including VAT, depending on price, with searches and the Land Registry fee on top. For stamp duty and solicitor fees on their own, use our stamp duty and solicitors fees calculator.
- • Legal fee: £960-£2,280 inc. VAT (our estimate)
- • Searches: £250-£400
- • Land Registry: £20-£500 (Scale 1 portal, England and Wales)
Total Buying Cost Examples
| Purchase Price | Stamp Duty | Legal + Survey | Deposit (10%) | Total Upfront |
|---|---|---|---|---|
£250,000 Typical 2-bed flat | £2,500 | £1,500 | £25,000 | £29,000 |
£400,000 Typical 3-bed house | £10,000 | £1,700 | £40,000 | £51,700 |
£600,000 Typical 4-bed house | £20,000 | £2,000 | £60,000 | £82,000 |
£1,000,000 Large detached house | £43,750 | £2,500 | £100,000 | £146,250 |
* Standard buyer rates shown. Does not include mortgage arrangement fees or moving costs. First-time buyers may pay less stamp duty.
When You Pay Each Cost
Buying costs do not all fall due on the same day. This is the usual order in England and Wales. Your conveyancer will confirm the exact dates for your purchase.
- 1
When you apply for a mortgage
Any booking or arrangement fee your lender charges upfront, a valuation fee if there is one, and your broker fee if it is charged at application. Some arrangement fees can be added to the loan instead.
- 2
After your offer is accepted
The survey, paid to the surveyor when you book it, and money on account to your conveyancer for searches.
- 3
At exchange of contracts
The exchange deposit, paid through your conveyancer. The contract becomes binding, so check when buildings insurance needs to start.
- 4
Before completion
Your conveyancer asks for the balance of the money you are putting in, their fee and disbursements, and the stamp duty, so they can complete and then file the return and pay the tax for you.
- 5
Within 14 days of completion
The SDLT return must be filed and the tax paid within 14 days of completion in England and Northern Ireland. In Scotland (LBTT) and Wales (LTT) the deadline is 30 days.
- 6
After completion
Your conveyancer registers you as the owner and pays the HM Land Registry fee (England and Wales). Removal costs are usually paid on or around moving day.
Special Considerations
Mortgage Arrangement Fees
Most mortgages charge arrangement fees of £0-£2,000. These can usually be added to your mortgage, but this increases the amount you borrow and the interest you pay. Some mortgages with higher fees offer lower interest rates, so compare the total cost over the mortgage term.
Broker Fees
Mortgage brokers typically charge £0-£500 or receive commission from the lender. While many brokers offer free advice, some charge fees for their service. Good brokers can save you money by finding better mortgage deals and helping with complex cases like self-employment or poor credit.
Buildings Insurance Timing
Cover needs to start by the date the property becomes your risk under your contract, which your conveyancer will confirm; many buyers start it from exchange to be safe. Cost varies by property value, location, and rebuild cost, typically £100-£500 per year. If you have a mortgage, your lender will require the property to be insured. Get quotes early to include in your budget.
Moving Costs
Don't forget removal costs (£300-£1,500), utility connection fees, council tax, and immediate repairs or furnishings. Many buyers also need to budget for decorating, white goods, or furniture. Older homes often need window upgrades too, so it is worth getting an estimate from a double glazing cost calculator before you move in. Professional removals are worth the cost to reduce stress and protect your belongings during the move.
Budget an Extra 5-10% Contingency
Budget an additional 5-10% contingency beyond these calculated costs. Unexpected issues can arise during surveys, legal work can uncover complications, and properties often need immediate repairs or improvements after purchase. Having extra funds available prevents stress and ensures you can complete your purchase smoothly even if costs increase.
Frequently Asked Questions
What are the total costs of buying a house?
Beyond the property price, buyers pay stamp duty (SDLT, LBTT or LTT), a conveyancing legal fee (our estimate is £960 to £2,280 including VAT, depending on price), the HM Land Registry fee (£20 to £500 in England and Wales), survey costs (£300 to £1,500 depending on type), local authority searches (£250 to £400), any mortgage fees, and removals.
How much should I budget for solicitor fees?
Our estimate of the conveyancing legal fee runs from £960 to £2,280 including VAT, depending on the price, with searches and the Land Registry fee on top. Get the figure for your price with our stamp duty and solicitors fees calculator.
Do I need a survey and how much does it cost?
A survey is not legally required but is strongly recommended. A basic Condition Report costs £300 to £500, a HomeBuyer Report costs £400 to £1,000, and a full Building Survey costs £600 to £1,500. Older or unusual properties should have a full Building Survey.
When do I need to arrange buildings insurance?
Arrange buildings insurance to start no later than the date the property becomes your risk under your contract, which your conveyancer will confirm. Many buyers start cover from exchange of contracts to be safe. If you have a mortgage, your lender will require the property to be insured, so check your mortgage offer for when cover must start.
What mortgage fees should I expect?
Mortgage costs include an arrangement fee (£0 to £2,000, sometimes added to the loan), a valuation fee (£0 to £500, often free with lenders), and a broker fee if using a mortgage adviser (£300 to £500 or a percentage of the loan). Some lenders also charge a booking fee.
Reviewed by
Julie White
ACAStamp duty specialist since 1999Stamp Duty Land Tax Specialist
ACA and Tax Adviser with a career spanning nearly four decades, specialising in stamp duty planning and advisory work since 1999.