The Full Cost Breakdown
On a £300,000 property, a first-time buyer typically faces £3,000–£7,000 in upfront costs beyond the deposit. A home mover pays more — £7,000–£12,000 — because stamp duty kicks in above £125,000. And if you're buying an additional property, the 5% surcharge alone adds £15,000.
The core costs break down into five categories: stamp duty, legal/conveyancing fees, surveys, mortgage costs, and moving/settling-in expenses. Each one varies depending on your circumstances, the property type, and your location.
| Cost | First-time buyer (£300k) | Home mover (£300k) | Second home (£300k) |
|---|---|---|---|
| Stamp duty | £0 | £5,000 | £20,000 |
| Solicitor fees | £1,200–£2,000 | £1,200–£2,000 | £1,200–£2,000 |
| Survey | £400–£1,500 | £400–£1,500 | £400–£1,500 |
| Mortgage fee | £0–£2,000 | £0–£2,000 | £0–£2,000 |
| Moving costs | £500–£1,500 | £500–£1,500 | £500–£1,500 |
| Total (excl. deposit) | £2,100–£7,000 | £7,100–£12,000 | £22,100–£27,000 |
Stamp Duty: The Biggest Variable
Stamp Duty Land Tax (SDLT) in England is the single largest buying cost after the deposit. First-time buyers pay nothing on the first £300,000, which means many FTBs outside London avoid stamp duty entirely. Home movers pay 0% on the first £125,000, then 2% up to £250,000, and 5% up to £925,000.
The additional property surcharge (5% from April 2025) applies to anyone who already owns a residential property — including inherited properties and buy-to-lets. Scotland uses LBTT and Wales uses LTT, each with different rates and thresholds. Use our stamp duty calculator for exact figures at any price point.
Want AI analysis on a specific property?
Paste any Rightmove or Zoopla listing into HomeThink for instant red flags, valuation, and neighbourhood data.
Try free — 3 credits, no cardSolicitor and Conveyancing Fees
Conveyancing covers the legal work of transferring property ownership. Expect to pay £1,000–£2,000 for the solicitor's own fee, plus disbursements: local authority searches (£250–£400), Land Registry fees (£100–£300), anti-money laundering checks (£6–£20), and bank transfer fees (£30–£50).
Leasehold purchases add complexity — your solicitor needs to review the lease, management pack, and freeholder enquiries, adding £200–£500 to the total. If you're buying in a chain, delays can extend the process and occasionally incur additional fees for file reopening.
Survey Costs: Level 1, 2, or 3?
Your mortgage lender conducts a basic valuation (often free), but this only confirms the property is worth the loan amount — it doesn't check for defects. A Level 2 HomeBuyer Report (£500–£800) is suitable for most modern properties and identifies significant issues. A Level 3 Building Survey (£800–£1,500) is essential for older properties, unusual construction, or anything you plan to renovate.
The right survey can save you thousands by identifying problems before completion — or give you leverage to renegotiate the price. It's one of the most cost-effective investments in the buying process.
Mortgage and Moving Costs
Mortgage arrangement fees range from £0 to £2,000 depending on the product. Fee-free mortgages exist but typically carry slightly higher interest rates — calculate which is cheaper over your fixed period. You can add the fee to the loan, but you'll pay interest on it for the full term.
Physical moving costs depend on volume and distance: a removal company for a 3-bed house typically charges £500–£1,500. Then there's the settling-in period — new curtains, appliances, minor repairs, and redecoration can easily total £2,000–£5,000 in the first few months.
Costs Most Buyers Forget
Buildings insurance is required from exchange of contracts (not completion), so you may need cover before you move in. Service charges and ground rent on leasehold properties are ongoing costs that don't appear in mortgage calculations. Council tax varies significantly by area and band — a Band D property in Westminster pays £1,000/year while the same band in Nottingham pays over £2,400.
If you're selling and buying, don't forget the selling side: estate agent fees (1–3% of sale price), your solicitor's fees, and an EPC certificate (£60–£120). The combined bill for selling and buying simultaneously can reach £15,000–£30,000.
Key Takeaways
- ✓Budget 3–10% of the purchase price for buying costs beyond the deposit
- ✓Stamp duty is the biggest variable — first-time buyers under £300k pay nothing
- ✓Solicitor fees (£1,000–£2,000) and disbursements (£250–£400) are unavoidable
- ✓A Level 2 or 3 survey (£500–£1,500) can save thousands by identifying problems early
- ✓Don't forget buildings insurance from exchange, service charges on leasehold, and settling-in costs