Oliver Williams · Property & Mortgage Specialist (MRICS) · Reviewed
Total Property Buying Cost Calculator 2025/26
Calculate the complete all-in cost of buying a property in England. Includes SDLT, solicitor fees, Land Registry, survey, mortgage fees, and removal costs.
Enter Purchase Details
Total Buying Cost
As % of Purchase Price
Cost Breakdown
Note: SDLT calculated for England 2025/26. Solicitor and survey figures are estimates — obtain professional quotes before committing. Mortgage fees are standard estimates only.
Understanding Property Buying Costs in 2025/26
Buying a property in the UK involves much more than the headline purchase price. From April 2025, the SDLT nil-rate band reverted to £125,000 (from the temporary £250,000 threshold), meaning more buyers face a higher stamp duty bill. Combined with legal fees, surveys and mortgage costs, the total upfront outlay can easily reach 3–5% of the purchase price.
SDLT Rates — Standard Residential (from 1 April 2025)
Price Band
Standard Rate
FTB Rate
Up to £125,000
0%
0%
£125,001 – £250,000
2%
0% (if price ≤ £625K)
£250,001 – £425,000
5%
0% (if price ≤ £425K)
£425,001 – £625,000
5%
5%
£625,001 – £925,000
5%
Standard rates
£925,001 – £1,500,000
10%
Standard rates
Above £1,500,000
12%
Standard rates
Additional property surcharge: +5% on all bands. England only — Scotland uses LBTT, Wales uses LTT.
Frequently Asked Questions
What are all the costs of buying a house in the UK?
The main costs are: Stamp Duty Land Tax (SDLT), solicitor/conveyancer fees (typically £1,500–£3,000), Land Registry fee (£20–£455), a homebuyer survey (£400–£1,200), mortgage arrangement fee (~£999), mortgage valuation fee (~£300), and removal costs (~£1,200). Total typically adds 2–5% on top of the purchase price.
How much is Stamp Duty for a first-time buyer in 2025/26?
First-time buyers pay 0% SDLT on the first £425,000 and 5% on £425,001–£625,000. If the price exceeds £625,000, standard rates apply with no relief.
What SDLT rates apply from April 2025?
From 1 April 2025: 0% up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. The nil-rate band reduced from £250,000 back to £125,000.
What is the SDLT surcharge for additional properties?
If you already own another property at completion, a 5% surcharge applies to all SDLT bands (increased from 3% in October 2024 Autumn Budget).
What does a solicitor charge for conveyancing?
Typical conveyancing fees range from £1,000 to £3,000. Leasehold properties cost £200–£400 more due to additional legal work reviewing the lease and service charge history.
What is the Land Registry fee?
Land Registry fees: £20 (up to £80K), £40 (£80K–£100K), £95 (£100K–£200K), £135 (£200K–£500K), £270 (£500K–£1M), £455 (over £1M). Set by HM Land Registry.
Do I need a survey when buying a property?
Not legally required but strongly recommended. A Level 2 homebuyer report (£400–£1,000) suits most modern properties. A Level 3 full structural survey (£600–£1,800) is recommended for older or extended properties.
What is a mortgage arrangement fee?
A lender fee for the mortgage product, typically £0–£2,000. The £999 figure is a common standard fee. It can usually be added to the mortgage balance, though you then pay interest on it.
What are typical removal costs?
Removal company costs for a standard 3-bedroom home average £1,000–£1,500 for a local move. Long-distance or storage needs will cost more.
What is leasehold and does it affect costs?
Leasehold means you own the property but not the land. It adds £200–£400 to solicitor fees and may include a notice of assignment fee payable to the freeholder.
How much deposit do I need to buy a house?
Most lenders require at least 5–10% deposit. A 10% deposit gives access to better rates; 25%+ unlocks the most competitive deals. Your deposit is separate from buying costs such as SDLT and legal fees.
Can I add the mortgage arrangement fee to my loan?
Yes — most lenders allow this. However, you will pay interest on the fee for the full mortgage term, making the total cost higher than paying it upfront.
