Cost of Buying a House Calculator
Calculate the total cost of buying a house in the UK — stamp duty, conveyancing fees, survey, moving costs, and annual running costs. Updated for 2025/26 rates.
How to use this house buying costs calculator
Enter the property price you're considering and select your buyer type — first-time buyer, home mover, or additional property. The calculator breaks down every cost: stamp duty (SDLT, LBTT, or LTT depending on location), solicitor and conveyancing fees, survey costs, mortgage arrangement fees, and moving expenses. It also estimates annual running costs including council tax, energy, insurance, and maintenance so you can budget for the full cost of ownership, not just the purchase.
Typical house purchase costs at a glance
| Cost | Typical range | Notes |
|---|---|---|
| Stamp duty (SDLT) | £0–£15,000+ | Zero for FTBs under £300k; 5% surcharge on additional properties |
| Solicitor / conveyancing fees | £1,000–£2,000 | Plus disbursements (searches, Land Registry) |
| Property survey | £400–£1,500 | Condition Report to full Building Survey |
| Mortgage arrangement fee | £0–£2,000 | Some lenders charge no fee; can be added to loan |
| Valuation fee | £0–£300 | Often included free by lender |
| Moving costs | £500–£1,500 | Removal company, van hire, or DIY |
| Total upfront (excl. deposit) | £3,000–£22,000+ | Varies heavily by price and buyer type |
What does it cost to buy a house in the UK?
Beyond the deposit and stamp duty, buying a home involves several additional costs that catch many first-time buyers off guard. Solicitor or conveyancer fees typically range from £1,000 to £2,000, covering the legal work of transferring ownership, conducting searches, and handling contracts.
A property survey is strongly recommended, costing between £400 and £1,500 depending on the level of detail. A basic Condition Report is cheapest, while a full Building Survey provides the most thorough assessment — essential for older or unusual properties.
Once you move in, annual running costs include mortgage repayments, council tax, energy bills, home insurance, water, and broadband. For a typical UK property, these can total £15,000–£25,000 per year depending on location and property size.
Conveyancing costs breakdown
Conveyancing is the legal process of transferring property ownership. A conveyancer or solicitor typically charges £1,000–£2,000 for a standard purchase. On top of their fee, you pay disbursements: local authority searches (£250–£400), Land Registry fees (£100–£300), bank transfer fees (£30–£50), and anti-money laundering checks (£6–£20). Leasehold purchases incur additional costs for reviewing the lease, management pack, and freeholder enquiries — budget an extra £200–£500. Read our conveyancing guide for a full breakdown.
Cost of buying a house in Scotland
Scotland uses a different property tax called Land and Buildings Transaction Tax (LBTT) instead of Stamp Duty Land Tax. The rates and thresholds differ — for example, first-time buyers in Scotland pay no LBTT on properties up to £175,000. Legal costs are similar but the process differs: Scotland uses solicitor-estate agents, and offers are legally binding once accepted (no gazumping). Use our stamp duty calculator to compare SDLT and LBTT for any property price.
Second home and additional property costs
If you already own a property (including buy-to-let or inherited properties), purchasing an additional home attracts a 5% stamp duty surcharge on the entire purchase price. On a £300,000 second home, this adds £15,000 to your stamp duty bill. The surcharge applies even if you plan to sell your existing property — unless you sell within 36 months. Our calculator above includes a toggle for additional properties so you can see the full impact. For moving costs specifically, try our moving house costs calculator.
Costs most first-time buyers forget
First-time buyers often budget for the deposit and stamp duty but overlook several other expenses. Mortgage arrangement fees can add up to £2,000, though fee-free deals are available at slightly higher interest rates. Building insurance is required from exchange of contracts — not completion — so you may need cover before you move in. If you're buying a leasehold flat, check the service charge and ground rent: these are ongoing costs that don't appear in mortgage calculations but can add £1,000–£3,000 per year.
Settling-in costs are another blind spot. New curtains, appliances, and minor repairs can easily total £2,000–£5,000 in the first few months. Our first-time buyer guide covers government schemes that can help offset these upfront costs.
Frequently asked questions
- How much are solicitor fees when buying a house?
- Solicitor or conveyancer fees for a standard property purchase typically range from £1,000 to £2,000 including VAT and disbursements. Disbursements include local authority searches (£250–£400), Land Registry fees (£100–£300), and bank transfer fees. Leasehold properties incur higher fees due to additional legal work.
- Do I need a survey when buying a house?
- While not legally required, a survey is strongly recommended. A Condition Report (Level 1) costs around £400 and covers the basics. A HomeBuyer Report (Level 2) at £500–£800 is suitable for most properties. A full Building Survey (Level 3) at £800–£1,500 is recommended for older, unusual, or properties you plan to renovate.
- What are the hidden costs of buying a house?
- Beyond the obvious deposit and stamp duty, hidden costs include: mortgage arrangement fees (£0–£2,000), valuation fee (often included by lender), searches and disbursements (£250–£400), moving costs (£500–£1,500), and immediate costs like furniture, appliances, and any urgent repairs. Budget an extra £3,000–£5,000 beyond the headline costs.
- How much does it cost to run a house per month?
- The average UK household spends £1,200–£2,000/month on running costs including mortgage, council tax (£150–£250), energy (£100–£200), water (£30–£40), home insurance (£25–£50), and broadband (£30–£40). Maintenance should be budgeted at 1% of property value per year.
- How much are stamp duty and solicitors fees?
- For a £300,000 property, a first-time buyer pays no stamp duty (threshold is £300,000) and £1,000–£2,000 in solicitor fees. A non-first-time buyer pays £5,000 in stamp duty plus the same solicitor fees. Additional property buyers pay £20,000 (including the 5% surcharge). Use the calculator above for exact figures at any price point.
- What is the total cost of buying a house in the UK?
- The total cost includes the deposit (typically 5–20% of the purchase price), stamp duty, solicitor fees (£1,000–£2,000), survey (£400–£1,500), mortgage arrangement fee (£0–£2,000), moving costs (£500–£1,500), and immediate settling-in costs. On a £300,000 property with a 10% deposit, total upfront costs typically range from £35,000 to £42,000.
- How much does conveyancing cost?
- Conveyancing fees for a standard freehold purchase range from £1,000 to £2,000 including VAT. On top of this, you pay disbursements: local authority searches (£250–£400), Land Registry fees (£100–£300), and bank transfer fees. For leasehold properties, expect an additional £200–£500 for lease-related work. The total conveyancing bill is typically £1,500–£2,500.
- How much does it cost to buy a house in Scotland?
- Scotland uses Land and Buildings Transaction Tax (LBTT) instead of Stamp Duty. First-time buyers pay no LBTT on properties up to £175,000. Solicitor fees are similar to England (£1,000–£2,000), but Scotland's system works differently — solicitors often act as estate agents, and offers are legally binding once accepted. Survey costs and other fees are comparable.
- What are the costs of buying a second home?
- Buying a second home or additional property attracts a 5% stamp duty surcharge on the entire purchase price, significantly increasing costs. On a £250,000 second home, the surcharge alone adds £12,500. You also pay standard conveyancing fees, survey costs, and potentially higher mortgage arrangement fees as second-home mortgage products carry higher rates.
These are estimates
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