How much does it cost to buy a house in the UK?

If you’re saving for a house deposit, you already know about the big number — the asking price. What catches most first-time buyers off guard is everything else. Stamp duty, solicitor fees, surveys, mortgage costs, removal vans — it adds up fast. Here’s a clear breakdown of every cost involved in buying a house in the UK.

The costs you’ll definitely pay

Stamp Duty Land Tax (SDLT)

Stamp duty is the tax you pay to the government when you buy a property in England or Northern Ireland (Scotland and Wales have their own equivalents — LBTT and LTT). How much you pay depends on the purchase price and whether you’re a first-time buyer.

For first-time buyers in 2026, you pay no stamp duty on the first £300,000, and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, first-time buyer relief is lost entirely and standard rates apply. On a £350,000 property, a first-time buyer pays £2,500. On a £500,000 property, they’d pay £10,000.

For second homes or buy-to-let properties, a 5% surcharge applies on top of the standard rates across every band.

Solicitor / conveyancing fees

You need a solicitor or licensed conveyancer to handle the legal transfer of ownership. This typically costs between £1,000 and £2,500 including VAT, depending on the property value and complexity. Leasehold properties usually cost more to conveyance than freehold ones. Always get at least two quotes — fees vary significantly between firms.

Survey costs

You don’t legally have to get a survey, but skipping one is a gamble. There are three main types:

A condition report (Level 1) costs around £250–£400 and gives you a basic traffic-light overview. A homebuyer report (Level 2) costs £400–£700 and is suitable for most standard properties built after 1900. A building survey (Level 3) costs £600–£1,500 and is recommended for older, unusual, or substantially extended properties.

Your mortgage lender will carry out their own valuation, but that’s for their benefit, not yours — it won’t flag structural issues or defects.

Mortgage arrangement fees

Most mortgage deals come with a product fee, typically between £500 and £2,000. Some lenders let you add it to the mortgage (so you pay interest on it over the term), others require it upfront. Always factor this into your total cost comparison between mortgage deals, not just the interest rate.

Mortgage broker fee

If you use a mortgage broker — and for most buyers, it’s worth it — some charge a flat fee (typically £300–£700) while others are paid by commission from the lender. Always ask upfront which model applies. A good broker can save you thousands over the mortgage term by finding the right deal — and can sort your mortgage in principle so sellers take your offer seriously.

Searches and Land Registry fees

Your solicitor will conduct a set of property searches: local authority, water and drainage, environmental. These cost around £250–£400 in total. Land Registry fees to register the property in your name start at £20 for properties under £80,000 and scale up — a £300,000 property costs £150.

Costs you might pay

Buildings insurance

Most mortgage lenders require you to have buildings insurance in place from exchange of contracts (not just completion). It typically costs £150–£400 per year. You’ll also want contents insurance once you move in.

Removal costs

Moving a standard 3-bedroom house locally typically costs £800–£1,500 with a reputable removal firm. Long-distance moves or larger properties can cost £2,000–£4,000. Doing it yourself with a van hire is cheaper but considerably more stressful.

Furniture and immediate repairs

Easy to forget when you’re focused on the transaction itself. It’s worth budgeting a realistic amount for anything the property needs immediately — a new boiler, redecorating, appliances if the sellers are taking theirs.

What does it all add up to?

For a typical first-time buyer purchasing a £300,000 property:

Stamp duty: £0 (first-time buyer relief). Solicitor fees: £1,500. Homebuyer survey: £500. Mortgage arrangement fee: £1,000. Mortgage broker: £500. Searches and Land Registry: £500. Buildings insurance (first year): £200. Removals: £1,000.

That’s roughly £5,200 on top of your deposit — not including any immediate home improvements. On a £500,000 property, the same calculation (now with stamp duty) gets closer to £12,000–£15,000.

The rule of thumb is to budget an additional 3–5% of the purchase price for buying costs, on top of your deposit.