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Everyone knows you need a deposit to buy a house. What most first-time buyers don't budget for is everything else — stamp duty, solicitor fees, surveys, mortgage arrangement fees, and moving costs. In 2026, the average total cost of buying a house in the UK is around £8,108 on top of the deposit, according to HomeOwners Alliance data. On a £300,000 property, that means you need to find roughly £38,000 before you get the keys.
This guide breaks down every single cost so you aren't caught short at the worst possible time.
The Deposit — Your Biggest Upfront Cost
The deposit is typically 5–20% of the property price. A larger deposit unlocks lower mortgage interest rates and a wider choice of lenders. The practical impact is significant:
| Property Price | 5% Deposit | 10% Deposit | 15% Deposit | 20% Deposit |
|---|---|---|---|---|
| £200,000 | £10,000 | £20,000 | £30,000 | £40,000 |
| £300,000 | £15,000 | £30,000 | £45,000 | £60,000 |
| £400,000 | £20,000 | £40,000 | £60,000 | £80,000 |
| £500,000 | £25,000 | £50,000 | £75,000 | £100,000 |
First-time buyers can use a Lifetime ISA (LISA) to boost their deposit by up to £1,000 per year in government bonuses. You can contribute up to £4,000/year and receive a 25% bonus. The LISA must have been open for at least 12 months before using it for a property purchase below £450,000.
Stamp Duty Land Tax (SDLT) — England and Northern Ireland
Stamp duty is calculated on a tiered basis — you pay different rates on different portions of the price. The standard 2026 rates for England and Northern Ireland:
| Property Price Band | Standard Rate | First-Time Buyer Rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001–£250,000 | 2% | 0% (FTB relief) |
| £250,001–£300,000 | 5% | 0% (FTB relief up to £300k) |
| £300,001–£925,000 | 5% | 5% |
| £925,001–£1.5m | 10% | 10% |
| Above £1.5m | 12% | 12% |
Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both with different rates and thresholds. Always check the rates applicable to your specific location.
Example — £350,000 property, standard buyer:
0% on first £125,000 = £0
2% on £125,001–£250,000 = £2,500
5% on £250,001–£350,000 = £5,000
Total stamp duty = £7,500
Solicitor and Conveyancing Fees
You need a solicitor or licensed conveyancer to handle the legal transfer of ownership. Typical costs in 2026:
| Fee Type | Typical Cost | Notes |
|---|---|---|
| Solicitor professional fee | £900–£1,800 | Varies by value and complexity |
| Local authority searches | £250–£350 | Checks for planning and local issues |
| Land Registry fee | £135–£540 | Based on property price |
| Bank transfer fee | £25–£50 | CHAPS transfer of funds |
| Anti-money laundering check | £30–£75 | Identity verification |
| Total conveyancing | ~£1,500–£2,500 | Including all disbursements |
Survey Costs — Don't Skip This
A mortgage valuation confirms the property is adequate security for the loan — it doesn't protect you as the buyer. For your own protection, you need a separate survey:
| Survey Type | Cost | When to Use |
|---|---|---|
| Condition Report (Level 1) | £300–£400 | New builds only |
| Homebuyer Report (Level 2) | £400–£600 | Standard properties in reasonable condition |
| Full Building Survey (Level 3) | £600–£1,500 | Older properties, unusual construction, renovations |
More than a third of UK homeowners regret aspects of their purchase, with 29% of 18–34-year-olds citing underestimated costs as their biggest regret. A survey that reveals a structural issue can save you tens of thousands, or allow you to renegotiate the price. Don't skip it to save £500.
Mortgage Arrangement Fees
Most mortgage products come with arrangement fees — though some lenders offer fee-free deals with slightly higher rates. Budget £500–£1,500. You can usually add this to your mortgage, but remember: adding it means paying interest on it for the full mortgage term.
Full Cost Summary — Three Scenarios
| Cost | £250k FTB | £400k Standard | £600k Standard |
|---|---|---|---|
| Deposit (10%) | £25,000 | £40,000 | £60,000 |
| Stamp duty | £0 (FTB relief) | £10,000 | £20,000 |
| Solicitor fees | £1,500 | £1,800 | £2,000 |
| Survey | £500 | £600 | £700 |
| Mortgage arrangement | £1,000 | £1,000 | £1,500 |
| Removals | £600 | £800 | £1,200 |
| Buildings insurance (yr 1) | £250 | £350 | £450 |
| Total cash needed | ~£28,850 | ~£54,550 | ~£85,850 |
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