How much money do I need to buy a house UK?

5-20% deposit plus £7,000-15,000 in additional costs. On a £250,000 house: deposit £12,500-50,000 plus £8,000-12,000 fees. First-time buyers pay no stamp duty on the first £300,000 of a home up to £500,000, and may find lower-deposit deals.

What are the hidden costs of buying a house UK?

Often overlooked: survey (£300-1,500), solicitor (£1,000-2,000), mortgage fees (£0-2,000), searches (£250-450), removal costs (£500-2,000), immediate repairs/improvements, furniture, and new appliance costs after moving.

How much are solicitor fees for buying a house UK?

Solicitor/conveyancer fees: £1,000-2,000 typically, plus disbursements (land registry, searches) of £250-500. Total conveyancing: £1,300-2,500. Online conveyancers can be cheaper but may be slower.

How much is stamp duty on a house UK 2025?

First-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 and 5% on the rest up to £500,000, but only if the price is £500,000 or less and every buyer is a first-time buyer who will live there as their only or main home. Other buyers in England and Northern Ireland pay nothing on the first £125,000 and SDLT on each slice above it. In England and Northern Ireland you pay 5% on top of every SDLT band when you buy a home for £40,000 or more and it won't be the only home you own anywhere in the world, unless it replaces your main home; if you sell your previous main home within 3 years, you can claim the extra back. Our stamp duty calculator works out the exact figure.

True Cost of Buying a House UK — All Expenses

The true cost of buying goes well beyond your deposit. Here’s everything you’ll pay.

For the wider cluster covering deposit size, affordability, schemes and first-time-buyer budgeting, use the main First-Time Buyers hub.

Total Cost Summary

On a £250,000 Property

Cost	First-Time Buyer	Next Home
Deposit (10%)	£25,000	£25,000
Stamp duty	£0	£2,500
Solicitor	£1,500	£1,500
Survey	£500	£500
Mortgage fees	£1,000	£1,000
Moving costs	£1,000	£1,000
Other fees	£500	£500
Total needed	£29,500	£32,000

On a £400,000 Property

Cost	First-Time Buyer	Next Home
Deposit (10%)	£40,000	£40,000
Stamp duty	£0	£7,500
Solicitor	£1,800	£1,800
Survey	£700	£700
Mortgage fees	£1,000	£1,000
Moving costs	£1,500	£1,500
Other fees	£500	£500
Total needed	£45,500	£53,000

Deposit

How Much?

Deposit Level	Benefits	Drawbacks
5%	Lowest entry point	Higher rates, limited lenders
10%	Better rates available	Still limited choice
15%	Good rates, more lenders	Need more savings
20%+	Best rates	Large sum needed

Deposit By Property Value

Property Price	5%	10%	15%	20%
£200,000	£10,000	£20,000	£30,000	£40,000
£250,000	£12,500	£25,000	£37,500	£50,000
£300,000	£15,000	£30,000	£45,000	£60,000
£350,000	£17,500	£35,000	£52,500	£70,000
£400,000	£20,000	£40,000	£60,000	£80,000

First-Time Buyer Help

Scheme	Benefit
Lifetime ISA	25% bonus on savings
First Homes	30-50% discount (eligibility)
Shared Ownership	Buy 25-75% share
Help to Buy (closed)	Check if you reserved

Stamp Duty Land Tax

Stamp duty is usually the biggest buying cost after the deposit. In England and Northern Ireland it’s Stamp Duty Land Tax (SDLT), charged in slices of the price: nothing on the first £125,000 for someone moving home, then rising rates on each band above. The bands are in our stamp duty rates guide.

First-time buyers: First-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 and 5% on the rest up to £500,000, but only if the price is £500,000 or less and every buyer is a first-time buyer who will live there as their only or main home.
Additional homes: In England and Northern Ireland you pay 5% on top of every SDLT band when you buy a home for £40,000 or more and it won't be the only home you own anywhere in the world, unless it replaces your main home; if you sell your previous main home within 3 years, you can claim the extra back.

Stamp duty examples

Property price	First-time buyer	Moving home	Additional home
£250,000	£0	£2,500	£15,000
£300,000	£0	£5,000	£20,000
£400,000	£5,000	£10,000	£30,000
£500,000	£10,000	£15,000	£40,000

Scotland (LBTT) and Wales (LTT) have their own bands: see the LBTT guide and the LTT guide, or use the stamp duty calculator for any price in the UK.

Legal Fees

Solicitor/Conveyancer Fees

Component	Cost
Basic fee	£800-1,500
VAT (20%)	£160-300
Leasehold premium	£200-400 extra
Typical total	£1,000-2,000

Disbursements (On Top)

Item	Cost
Local authority searches	£150-300
Environmental search	£30-50
Water/drainage search	£30-50
Land Registry fee	£95-300
Bankruptcy search	£2
ID verification	£10-15
Bank transfer fee	£30-50
Total disbursements	£350-750

Total Conveyancing

Type	Total Cost
Online conveyancer	£1,200-1,800
High street solicitor	£1,500-2,500
Complex purchase	£2,000-3,500

Survey Costs

Survey Types

Type	Cost	What It Covers
Mortgage valuation	£0-300	Lender’s basic check
Condition report	£300-500	Basic condition only
HomeBuyer Report	£400-600	More detailed
Full Building Survey	£600-1,500	Comprehensive

Which Survey?

Property Type	Recommended Survey
New build	Possibly just valuation
Modern (post-1990)	HomeBuyer Report
Older (pre-1930s)	Full Building Survey
Any concerns	Full Building Survey
Unusual construction	Full Building Survey

Additional Specialist Surveys

Survey	When Needed	Cost
Damp/timber	Signs of damp	£200-400
Electrical	Old/suspect wiring	£150-300
Gas safety	If buying to rent	£60-100
Japanese knotweed	If suspected	£100-200

Mortgage Costs

Mortgage Fees

Fee	Typical Cost
Arrangement/product fee	£0-2,000
Booking fee	£0-250
Valuation fee	£0-500
Higher lending charge	Rare now
Typical total	£0-2,500

Mortgage Fee Strategy

Higher Fee	vs	Lower Fee
Better rate		Higher rate
Calculate	over full term
5-year fix	often worth fee
2-year fix	maybe not

Getting Mortgage Advice

Advice Type	Cost
Bank direct	Free
Whole of market broker	£0-500
Usually	Worth paying for advice

Removal Costs

DIY vs Professional

Method	Cost	Best For
Van hire only	£80-150	Minimal stuff
Van + helpers	£150-300	Small move
Professional movers	£400-1,200	Full house
Man and van	£200-500	Flexible option

Professional Removal Factors

Factor	Impact
Volume of belongings	More = more vans/time
Distance	Further = more expensive
Access difficulty	Steep stairs, parking
Packing service	£200-500 extra
Weekend/month-end	More expensive

Immediate Costs After Moving

Common First Expenses

Item	Typical Cost
Locks changed	£100-200
Deep clean	£150-400
Utility deposits	£100-200
Furniture essentials	£1,000-5,000
Curtains/blinds	£200-1,000
White goods	£500-2,000

First Month Bills

Cost	Approximate
Council tax (month)	£100-300
Energy (month)	£100-200
Water (month)	£30-50
TV licence	£170/year
Contents insurance	£10-30/month
Building insurance	Often via mortgage

Ongoing Homeowner Costs

Annual Costs

Cost	Annual Estimate
Mortgage payments	Your repayments
Council tax	£1,400-4,000
Energy bills	£1,500-2,500
Water	£400-600
Building insurance	£200-500
Contents insurance	£150-400
Maintenance fund	1% of value
Service charge (flats)	£1,000-5,000
Ground rent (leasehold)	£50-500+

Maintenance Budget

Recommendation	Amount
Set aside	1% of property value/year
For £250,000 house	£2,500/year
Covers	Boiler service, repairs, decorating

Complete Cost Checklist

Before Exchange

Cost	Amount
Survey	£300-1,500
Mortgage application	£0-500
Additional searches	£50-200

At Completion

Cost	Amount
Deposit	Your deposit amount
Stamp duty	£0-15,000+
Solicitor fees	£1,300-2,500
Mortgage fee	£0-2,000
Land Registry	£95-300

Moving Day

Cost	Amount
Removals	£200-1,200
Cleaning	£0-400
First shop	£100-200
Takeaway	£30 deserved

First Month

Cost	Amount
Lock change	£100-200
Essential furniture	£500-5,000
Essential appliances	£500-2,000
First bills	£300-500

Summary

Category	Minimum	Typical	High
Deposit	5% property value	10%	20%+
Legal fees	£1,300	£1,800	£3,000
Survey	£300	£500	£1,500
Mortgage fees	£0	£1,000	£2,000
Stamp duty (FTB)	£0	£0-4,000	Varies
Moving	£200	£600	£1,500
Fees total	£3,000	£6,000	£12,000
Plus deposit	Varies

Key Takeaway
Budget extra £10,000+	Beyond deposit
First-time buyers	No stamp duty on the first £300,000 of a home up to £500,000
Get full building survey	On older properties
Emergency fund	Maintain after purchase

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Buying and Selling Property UK 2026 — The Complete Process Guide

Your home may be repossessed if you do not keep up repayments on your mortgage. PocketWise provides information and guidance, not financial advice. Seek independent mortgage advice before making decisions about borrowing.

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