Typical upfront costs of buying a home
Beyond the deposit, these are the cash costs most buyers face at completion.
| Cost | Typical range | When it is due |
|---|---|---|
| Stamp duty (SDLT / LBTT / LTT) | £0 to £15,000+ | At completion (14 to 30 days) |
| Conveyancing / solicitor fees | £800 to £1,800 | At completion |
| Property survey | £400 to £1,500 | Before exchange |
| Mortgage arrangement fee | £0 to £1,500 | On completion or added to loan |
| Mortgage valuation fee | £0 to £400 | Before mortgage offer |
| Broker fee (if used) | £0 to £600 | On completion |
| Removals | £300 to £1,200 | Moving day |
| Buildings & contents insurance | £150 to £500/yr | From exchange |
Stamp duty is usually the biggest single cost
Stamp duty (SDLT in England and Northern Ireland, LBTT in Scotland, LTT in Wales) is charged in progressive bands on the purchase price. First-time buyers and standard buyers pay different rates, and second homes carry a surcharge.
It is cash due shortly after completion and usually cannot be added to your mortgage, so it has to come from savings. For many buyers it dwarfs every other buying cost, so work it out early before you settle on a price.
Example total buying costs by price
Rough cash needed beyond the deposit for a standard buyer (excludes the deposit itself).
| Purchase price | Stamp duty (approx) | Other costs (approx) | Total extra cash |
|---|---|---|---|
| £200,000 | £1,500 | £2,500 to £4,000 | £4,000 to £5,500 |
| £300,000 | £5,000 | £3,000 to £4,500 | £8,000 to £9,500 |
| £400,000 | £10,000 | £3,500 to £5,000 | £13,500 to £15,000 |
| £500,000 | £15,000 | £4,000 to £6,000 | £19,000 to £21,000 |
Hidden costs buyers forget
These smaller items add up and catch people out:
- Searches and disbursements bundled into conveyancing (local authority, drainage, environmental).
- Mortgage product fees that look cheap because they're added to the loan, you pay interest on them.
- Mail redirection, utility set-up and an overlap of council tax on two properties.
- Immediate repairs or replacements a survey flags after you move in.
- Furnishing and white goods for rooms the previous owner emptied.
How to budget for the full cost
Build your budget from the ground up so the cash figure is realistic before you offer.
Calculate stamp duty first
It is usually the largest extra cost and varies by price, nation and buyer status, so it anchors the whole budget.
Add the fixed buying costs
Conveyancing, survey, mortgage and valuation fees and removals are predictable. Get quotes so you use real figures.
Set aside the deposit separately
Keep the deposit out of the cost calculation so you never accidentally spend it on fees.
Hold a reserve
Keep a three to six month emergency fund plus a small repairs contingency for after you move in.
Budget for after completion, not just up to it
The smart figure isn't 'just enough to complete', it's completion costs plus a reserve. Aim to still hold a three to six month emergency fund and a maintenance contingency once the keys are yours.