House Buying Costs Calculator UK 2025

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

The total additional costs of buying a house in the UK typically range from 3% to 6% of the purchase price on top of your deposit. For a £250,000 property this means approximately £7,500 to £15,000 in extra costs including stamp duty (if applicable), solicitor/conveyancing fees (£1,500-£3,000), a survey (£400-£1,500), mortgage arrangement and valuation fees, Land Registry fees, and removal costs. First-time buyers pay reduced or zero stamp duty on properties up to £500,000.

Q: What is stamp duty in 2025?

Stamp Duty Land Tax (SDLT) in England and Northern Ireland is charged at 0% on the first £250,000 (£0 for first-time buyers up to £425,000), 5% on £250,001 to £925,000, 10% on £925,001 to £1,500,000, and 12% above £1,500,000. First-time buyers pay 0% up to £425,000 and 5% from £425,001 to £625,000 (no relief above £625,000). Additional property surcharge is 3% extra on all bands. These thresholds apply from April 2025 (reverting from temporary higher thresholds that ended March 2025).

Q: How much are conveyancing fees in the UK?

Conveyancing (solicitor) fees for buying a property in the UK typically range from £1,500 to £3,000 including VAT. The exact figure depends on the property price, whether it is leasehold (which is more complex and expensive), and the specific solicitor or licensed conveyancer used. Fees are usually split between legal fees (the solicitor's charge for their work) and disbursements (third-party costs like Land Registry fees, search fees, and stamp duty). Always get at least three quotes and check whether they are fixed or variable fees.

Q: Do I need a survey when buying a house?

While not legally required, a survey is strongly recommended. There are three main types: Level 1 (Condition Report) at £400-£600 for new or well-maintained properties, Level 2 (HomeBuyer Report) at £500-£900 for most standard properties, and Level 3 (Building Survey) at £600-£1,500 for older, unusual, or high-value properties. A survey can identify structural issues that might cost tens of thousands to repair. The mortgage lender's valuation is not a survey — it simply confirms the property is worth the lending amount.

Q: What are the Land Registry fees for buying a house?

Land Registry fees in England and Wales depend on the purchase price. For a property bought for cash, the scale runs from £20 (up to £80,000) to £910 (above £1,000,000). Online applications receive a 25% discount compared to postal applications. For a typical £250,000 property, the Land Registry fee is £270 online or £360 by post. Scotland and Northern Ireland have different registration systems with different fees.

Q: What is a mortgage arrangement fee?

A mortgage arrangement fee (also called a product fee or completion fee) is charged by some mortgage lenders to set up the mortgage. Fees range from £0 (fee-free mortgages) to £2,000, with £999-£1,499 being typical for fee-charging products. Some lenders allow you to add the arrangement fee to the mortgage, but this means you pay interest on it over the full mortgage term. Whether a fee-paying or fee-free mortgage is cheaper overall depends on the interest rate difference — sometimes paying a fee for a lower rate saves money in the long run.

Q: Are there extra costs for buying a leasehold property?

Yes. Buying a leasehold property involves additional legal complexity and costs. Your solicitor's fees may be £200-£500 higher. You may also face: a Notice of Transfer/Charge fee paid to the freeholder (£50-£300), a Deed of Covenant fee (£100-£300), a copy of the lease (£50-£150), and management pack fees (£200-£600) covering service charge accounts, building insurance, and ground rent information. Ongoing leasehold costs include ground rent (now often zero for new leases under Leasehold Reform Act 2022) and service charges (typically £1,000-£4,000/year for flats).

Last updated: February 2026 | Author: Mustafa Bilgic (MB)

House Buying Costs Calculator

Enter your property details to get a complete breakdown of all buying costs.

Property Purchase Price (£)

Enter the agreed purchase price of the property you are buying.

Buyer Type Survey Type Mortgage Arrangement Fee (£)

Varies by lender and product. Enter 0 if your mortgage has no arrangement fee. Common amounts: £0, £499, £999, £1,499.

Removal / Moving Costs (£)

Typical removal costs: £300–£600 for a van hire (DIY), £700–£2,000 for a small home, £1,500–£3,000 for a large family home.

Why Buying Costs Matter

Many buyers focus exclusively on the deposit when saving to buy a home, but the additional buying costs can easily add £5,000 to £20,000 or more on top of your deposit requirement. Failing to budget for these costs can mean scrambling for extra funds at a stressful point in the buying process — or worse, having the purchase fall through.

For a typical £250,000 property, a home mover should budget approximately £7,000 to £12,000 in additional costs above the deposit. A first-time buyer purchasing the same property could face lower costs due to stamp duty relief, potentially bringing additional costs down to £3,500 to £7,000.

Stamp Duty Land Tax (SDLT) 2025

Stamp Duty Land Tax applies to residential property purchases in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT) — both operate on a similar tiered basis with different rates and thresholds.

Note on April 2025 changes: The temporary raised thresholds introduced in 2022 expired on 31 March 2025. From 1 April 2025, the nil-rate threshold reverted from £250,000 to £125,000 for standard buyers, and first-time buyer relief reverted to applying up to £500,000 with a nil-rate threshold of £300,000.

Property Value	Standard Rate	First-Time Buyer Rate	Additional Property Rate
Up to £125,000	0%	0%	3%
£125,001 – £250,000	2%	0% (if FTB relief applies)	5%
£250,001 – £300,000	5%	0% (if FTB relief applies)	8%
£300,001 – £500,000	5%	5%	8%
£500,001 – £925,000	5%	No FTB relief — standard rate	8%
£925,001 – £1,500,000	10%	10%	13%
Over £1,500,000	12%	12%	15%

First-time buyer relief (England & NI): First-time buyers pay 0% up to £300,000, and 5% from £300,001 to £500,000. If the property costs more than £500,000, no first-time buyer relief applies and standard rates are charged from £0.

Solicitor / Conveyancing Fees

Your solicitor or licensed conveyancer handles the legal aspects of the property transfer — carrying out property searches, reviewing the title deeds, liaising with the seller's solicitor, and completing the Land Registry registration. This is the most varied cost in the house buying process.

Total conveyancing costs typically range from £1,500 to £3,000 and comprise two elements:

Legal fees: The solicitor's charge for their professional work (£800–£1,800)
Disbursements: Third-party costs the solicitor pays on your behalf, including local authority searches (£150–£350), water and drainage search (£30–£80), environmental search (£30–£80), electronic transfer (CHAPS) fee (£20–£50), Land Registry fee (£20–£910), and stamp duty (which the solicitor also handles)

Survey Types and Costs

Level 1 — Condition Report

£400 – £600

Basic condition overview with traffic light ratings. Suitable for new-build or recently renovated properties in good condition. Does not include a valuation.

Level 2 — HomeBuyer Report

£500 – £900

Detailed inspection of accessible areas. Includes condition ratings, advice on repairs, and can include a market valuation. Suitable for most standard properties built after 1900.

Level 3 — Building Survey

£600 – £1,500

Most comprehensive inspection. Recommended for older properties (pre-1900), unusual construction, or any property needing significant work. Full structural assessment.

Important: Your mortgage lender's valuation is NOT a survey. A valuation simply confirms to the lender that the property is worth the amount being lent. It does not check for structural problems, damp, subsidence, or any defects. Always commission your own independent survey.

Land Registry Fees

When you buy a property, the ownership must be registered with HM Land Registry in England and Wales (or Registers of Scotland / Land Registry of Northern Ireland). The fee depends on the purchase price and method of application:

Purchase Price	Online Fee	Postal Fee
Up to £80,000	£20	£30
£80,001 – £100,000	£40	£60
£100,001 – £200,000	£95	£145
£200,001 – £500,000	£270	£405
£500,001 – £1,000,000	£540	£810
Over £1,000,000	£910	£910

Your solicitor will handle the Land Registry registration on your behalf and include the fee in their disbursements. Most solicitors now file electronically, so you will typically pay the online rate.

Other Costs to Budget For

Mortgage Costs

Arrangement fee: £0 to £2,000 depending on lender and product. Can often be added to the mortgage, but you then pay interest on it over the full term.
Mortgage valuation fee: £0 to £1,500. Many lenders now offer free valuations, especially for standard properties. High-value or unusual properties may attract a fee.
Mortgage broker fee: £0 (whole-of-market brokers often earn commission from lenders) to £500. Worth using a broker to find the best deal, especially for complex situations.

Insurance

Buildings insurance: Required from exchange of contracts (not completion). Typical cost £150–£350/year for a standard house.
Life insurance / mortgage protection: Not mandatory but strongly recommended if you have dependants. Costs vary widely based on age, health, and cover amount.

Removal Costs

Moving costs depend heavily on how much you have and how far you are moving. Rough guide:

Van hire (self-move): £100–£400 per day
Small flat or first property: £500–£1,000
3-bedroom house local move: £700–£1,500
4+ bedroom house or long distance: £1,500–£4,000+

First-Time Buyer Cost Summary

First-time buyers: benefit from stamp duty relief (0% up to £300,000, 5% from £300,001 to £500,000), and may also be eligible for government schemes such as Shared Ownership, First Homes, or the Mortgage Guarantee Scheme. On a £250,000 property, a first-time buyer saves up to £2,500 in stamp duty compared to a home mover.

Frequently Asked Questions

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

Additional costs on top of your deposit typically range from 3% to 6% of the purchase price. For a £250,000 property, budget approximately £7,000 to £12,000 (home mover) or £3,500 to £7,000 (first-time buyer with stamp duty relief). The main costs are stamp duty, solicitor/conveyancing fees, survey, mortgage arrangement fee, Land Registry fee, and removal costs.

What is stamp duty in 2025?

From April 2025, standard residential SDLT rates reverted: 0% on first £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000. First-time buyers get 0% up to £300,000 and 5% from £300,001 to £500,000 (no relief above £500,000). Additional properties pay a 3% surcharge on all bands.

How much are conveyancing fees in the UK?

Solicitor/conveyancing fees for buying a property typically range from £1,500 to £3,000 all-in, including their legal fees and third-party disbursements (searches, Land Registry, CHAPS transfer). Leasehold properties are more complex and will usually cost £200 to £500 more. Always get three quotes and check whether fees are fixed or variable.

Do I need a survey when buying a house?

Legally, no — but it is very strongly recommended. Your lender's mortgage valuation is not a survey and does not check for structural defects. A Level 2 HomeBuyer Report (£500–£900) is suitable for most standard properties. A Level 3 Building Survey (£600–£1,500) is advisable for older, unusual, or high-value properties. The cost is small compared to the potential repair bills a survey might uncover.

What are the Land Registry fees for buying a house?

Land Registry fees range from £20 (up to £80,000) to £910 (above £1,000,000) for online applications. For a £250,000 property, the fee is £270 online. Your solicitor handles the Land Registry registration and includes this in their disbursements. Scotland and Northern Ireland have their own registration systems with different fee scales.

What is a mortgage arrangement fee?

A mortgage arrangement fee (product fee) is charged by some lenders to set up your mortgage. Fees range from £0 to £2,000, with £999 and £1,499 being common. You can usually add the fee to the mortgage, but you then pay interest on it. Whether a lower-rate mortgage with a fee beats a higher-rate fee-free mortgage depends on your loan size and term — use a mortgage comparison calculator to check.

Are there extra costs for buying a leasehold property?

Yes. Leasehold properties involve additional legal work and fees. Your solicitor's costs may be £200–£500 higher. You may also pay a Notice of Transfer fee (£50–£300), a Deed of Covenant fee (£100–£300), and a management pack fee (£200–£600). Ongoing, you will pay ground rent (often zero for new leases under the 2022 Leasehold Reform Act) and service charges (typically £1,000–£4,000/year for a flat).

Related Calculators and Guides

Stamp Duty Calculator — Detailed SDLT calculation for any property type
Mortgage Calculator — Calculate monthly repayments and total mortgage cost
Income Tax Calculator — Understand your take-home pay before committing to a mortgage
Conveyancing Fees Calculator — Estimate your solicitor costs in detail
Mortgage Affordability Calculator — How much can you borrow?

Mustafa Bilgic (MB)

Financial content writer and calculator specialist at UK Calculator. All tools use official HMRC and government data. Learn more about our team.