How Much Does It Cost to Buy a House in the UK?
The purchase price is just the start. Here's a full breakdown of every cost you'll face when buying a house in the UK — and how much to budget for each one.
The asking price is the number everyone focuses on. But for most buyers, the total cost of purchasing a home is significantly higher than that figure — sometimes by £10,000 or more on a typical property.
According to HomeOwners Alliance, the average cost of buying a house in 2026 is £8,108 on top of the property price itself, based on an averagely priced UK home. That's before your deposit. If you're also selling, the total average cost of moving is £13,018, according to their cost of moving calculator.
Knowing exactly what you're paying — and when — is the difference between a smooth purchase and an unexpected shortfall at the worst possible moment. Before any of these costs kick in, it's also worth making sure the asking price itself stacks up — knowing how to negotiate can save you far more than any fee reduction.
The Deposit
The deposit is the largest upfront cost for most buyers. Mortgage lenders typically require a minimum of 5–10% of the property value, though larger deposits unlock better interest rates.
On a £292,000 property:
- 5% deposit = £14,600
- 10% deposit = £29,200
- 20% deposit = £58,400
A deposit of at least 40% typically unlocks the most competitive mortgage rates. The deposit is paid at exchange of contracts — not completion — so you need it available several weeks before you get the keys.
First-time buyers can use a Lifetime ISA to save towards a deposit. The government adds a 25% bonus on savings up to £4,000 per year — worth up to £1,000 annually. The bonus is paid directly into your account and can be used towards a first home worth up to £450,000. See the GOV.UK Lifetime ISA guide for eligibility and rules.
Stamp Duty Land Tax (SDLT)
Stamp duty is usually the biggest additional cost after the deposit. Since April 2025, the thresholds changed — many buyers now pay more than they would have previously. You can calculate your exact liability using the HMRC Stamp Duty Land Tax calculator.
On a £292,000 property, a standard (non-first-time) buyer pays £3,600 in stamp duty. A first-time buyer purchasing at that price pays nothing, as it falls under the £300,000 threshold.
Stamp duty must be paid within 14 days of completion — your solicitor handles this automatically.
Conveyancing and Legal Fees
Conveyancing is the legal process of transferring property ownership. You'll need a solicitor or licensed conveyancer, and the costs cover their fees plus a set of mandatory disbursements. For a full explanation of the process and timeline, see our guide to what conveyancing involves and how long it takes.
Total conveyancing cost: typically £1,000–£1,800 for a standard freehold purchase, including all disbursements, according to HomeOwners Alliance.
Survey Costs
A survey is technically optional — but skipping it is a false economy. Structural defects discovered after purchase can cost tens of thousands to fix, and you'll have no recourse once you've completed. All surveyors listed below should be registered with the Royal Institution of Chartered Surveyors (RICS) — always check before commissioning. Once you've had a survey done, any defects it flags give you grounds to renegotiate the price before exchange.
The mortgage valuation your lender orders is not a survey. It only confirms the property is adequate security for the loan. It will not identify damp, structural movement, or other defects. Always commission a separate survey.
Mortgage Fees
Most mortgage products come with fees attached. The two main ones to watch:
Arrangement fee — charged by the lender for setting up the mortgage. Typically £500–£1,500, though some products charge up to £2,000. You can usually add this to the mortgage, but you'll pay interest on it for the full term. On a 25-year mortgage, a £1,000 fee added to the loan can cost significantly more in total interest than paying it upfront.
Mortgage valuation fee — some lenders charge for the valuation they commission. Usually £0–£300, and often included free with the mortgage product.
Mortgage broker fee — fee-free brokers are widely available and handle the whole process at no cost to you. Some brokers charge a flat fee or a percentage of the mortgage value. If yours charges a fee, make sure the deal they find justifies it.
Removal Costs
Often underestimated. Removal costs depend on how much you're moving and how far.
- Local move, small property: £450–£700
- Typical family home: £800–£1,200
- Larger or long-distance move: £1,200–£1,400+
Booking early — at least 4–6 weeks before your expected completion date — typically saves money and guarantees availability around completion.
What to Budget in Total
On a £292,000 property, a rough total budget for buying costs (excluding deposit):
For a first-time buyer under £300,000, stamp duty drops to zero — cutting the total to around £6,100.
The Costs Nobody Tells You About
Beyond the main fees, budget for:
Buildings insurance — required by your mortgage lender from exchange of contracts (not completion). Get a quote before you exchange. Typically £150–£400 per year.
Homebuyer protection insurance — covers your legal fees, survey costs, and mortgage costs if the purchase falls through. From £74. Given that around 41% of UK property purchases fell through in Q2 2025, according to Quick Move Now, this is worth serious consideration.
Initial repairs and redecoration — budget realistically. Even a well-presented property will need something in the first few months.
Council tax — check the band before you buy. On a band D property it can add £1,800–£2,500 per year depending on your local authority.
Know What You're Buying Before You Commit
Before you factor in any of the above costs, the most important number to verify is whether the asking price is realistic in the first place. Overpaying on the purchase price dwarfs any fee saving you might make elsewhere.
Brix&Mortr gives you an independent price check based on real HM Land Registry sold prices for comparable properties nearby — so you know whether the asking price stacks up before you spend a penny on surveys or solicitors.
Frequently Asked Questions
How much does it cost to buy a house in the UK on top of the purchase price?
Based on 2026 figures from HomeOwners Alliance, the average additional cost of buying a house is £8,108 on top of the purchase price. This includes stamp duty, conveyancing, survey, mortgage fees, and removals. First-time buyers typically pay less due to stamp duty relief.
Do first-time buyers pay stamp duty?
First-time buyers in England pay no stamp duty on properties up to £300,000. On properties between £300,001 and £500,000, first-time buyers pay 5% on the portion above £300,000. Properties over £500,000 are not eligible for first-time buyer relief and standard rates apply.
Can you add mortgage fees to the loan?
Yes — most lenders allow you to add the arrangement fee to your mortgage rather than paying it upfront. However, you'll pay interest on it for the full mortgage term, which increases the total cost. Paying upfront is usually cheaper overall if you can afford it.
Is a survey compulsory when buying a house?
No — surveys are optional. However, skipping one is a significant risk. If structural issues are discovered after completion, you have no legal recourse against the seller or their agent. The cost of a survey is small compared to the potential cost of an undiscovered defect.
What is the cheapest way to buy a house in the UK?
Keeping costs down means: using a fee-free mortgage broker, comparing conveyancing quotes (prices vary significantly between solicitors), choosing a survey level appropriate to the property rather than defaulting to the cheapest option, and booking removals early. First-time buyers under £300,000 also benefit from zero stamp duty.
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