Cost guide
How much does it cost to buy a house in the UK?
In short. On a £300,000 home with a 10% deposit, expect upfront costs of roughly £33,000–£38,000 once you add Stamp Duty (in England/NI), conveyancing, survey, mortgage and removals. The deposit is usually the largest single cost.
Costs vary across the four UK nations because Stamp Duty (England/NI), Land and Buildings Transaction Tax (Scotland) and Land Transaction Tax (Wales) all use different thresholds. We list the England/NI numbers below — the principles transfer.
Last reviewed:
·Typical range: £5,000–£50,000 (upfront, excluding the deposit)Typical breakdown
| Item | Typical range | Note |
|---|---|---|
| Deposit | 5–25% of purchase price | Most lenders need at least 5%; better rates from 10% upwards |
| Stamp Duty (England/NI) | 0–12% in bands | First-time buyers pay 0% up to £300,000 on properties under £500,000 (from 1 Apr 2025) |
| Conveyancing (solicitor) | £1,000–£2,000 | Includes disbursements like Land Registry fees |
| Survey | £400–£1,500 | Level 1 cheapest; Level 3 / structural for older or unusual properties |
| Mortgage arrangement fee | £0–£2,000 | Many lenders let you add this to the loan |
| Mortgage valuation | £0–£400 | Some lenders include this free |
| Removals | £300–£1,500 | |
| Buildings insurance (first year) | £150–£350 | Required by lenders from exchange |
What changes the cost
- Property price and location (Stamp Duty bands are progressive)
- Whether you're a first-time buyer or buying additional property (extra 5% surcharge)
- Loan-to-value (LTV) — lower LTV usually means lower mortgage rate
- Whether the property is leasehold (extra leasehold pack and ground rent)
Worth knowing
- An Agreement in Principle (sometimes called a Decision in Principle) is a lender's indicative borrowing offer based on a soft credit check
- The gov.uk Stamp Duty calculator reflects the thresholds that changed on 1 April 2025
- Council Tax, utilities and buildings insurance typically start from the day of completion, not after moving in
FAQ
- What deposit do I need to buy a UK home?
- Most lenders require a minimum 5% deposit. 10–15% unlocks materially better mortgage rates; 25%+ usually gets the lowest rates available. There are also 100% mortgage products (e.g. Skipton Track Record) for renters with a proven track record.
- How much is Stamp Duty for a £300,000 home in England?
- For a first-time buyer (from 1 April 2025): £0 on the first £300,000 — so £0 on a £300,000 home. For a non-first-time mover: 0% to £125,000, 2% to £250,000, 5% to £925,000 — total £5,000 on £300,000. Always check live rates on gov.uk before committing.
- What hidden costs do buyers forget?
- The big three are: search fees (~£300), Land Registry fees (~£135–£910 by price), and (for leaseholds) the management pack which can be £200–£500.