Last updated: October 2026 · Stamp Duty figures are for England and Northern Ireland, 2026/27. Scotland and Wales have their own property taxes.
The hidden costs of buying a house in the UK catch out almost every first-time buyer. You save hard for the deposit, you finally get an offer accepted, and then the fees start arriving: the mortgage arrangement fee, the survey, the solicitor, searches, Stamp Duty, the removal van and the first month’s bills.
MoneyHelper estimates you could spend over £5,000 on fees alone when you buy, not counting your deposit or Stamp Duty. So in this guide I’ll go through every cost in the order you’ll meet it, with typical figures and official sources. There’s a checklist at the end you can copy into your budget.
The hidden costs of buying a house in the UK (in order)
1. Your deposit (and why it’s not the only number)
Most mortgages need a deposit of between 5% and 20% of the price. On a £300,000 home, that’s £15,000 at 5% or £60,000 at 20%, according to MoneyHelper. A bigger deposit usually gets you a cheaper mortgage rate.
The trap is putting every penny into the deposit and having nothing left for everything else on this list. Decide your deposit and your “costs fund” as two separate pots.
Recommended reading: Using a Lifetime ISA for your first home and the Lifetime ISA calculator
2. Mortgage fees
Mortgages often come with fees on top of the interest. MoneyHelper estimates these as:
- Booking fee: £100 to £200
- Arrangement or product fee: £1,000 to £2,000 or more
- Mortgage account fee: £100 to £300
Some deals have no fee but a higher rate, so compare the total cost over the deal period, not just the headline rate. A mortgage broker can help you compare. Ask up front how they’re paid.
Recommended reading: Getting your bank statements mortgage-ready
3. The mortgage valuation
Your lender will value the property to make sure it’s worth what they’re lending. MoneyHelper puts this at £150 to £800 depending on the property’s value, though lenders often cover it. Ask whether yours does.
Remember that a valuation is for the lender, not you. It doesn’t check the property’s condition.
4. A survey
A survey tells you about the condition of the home before you commit. MoneyHelper’s typical costs are:
- Level 1 (Condition report): around £380, for newer homes in good condition
- Level 2 (HomeBuyer report): around £400 and up, the most common choice
- Level 3 (Building survey): £600 and up, for older or unusual homes
- New-build snagging survey: around £300
It can feel like an easy cost to skip, but a survey can uncover problems that cost thousands, and it gives you evidence to renegotiate the price.
Recommended reading: How to negotiate a house price as a first-time buyer
5. Solicitor or conveyancer fees
You need a solicitor or licensed conveyancer to handle the legal side. MoneyHelper estimates legal fees at around £2,000 including VAT. On top of that come “disbursements”, which are costs your solicitor pays on your behalf:
- Local searches: £250 to £300 (MoneyHelper)
- Electronic money transfer fee: £25 to £50 (MoneyHelper)
- HM Land Registry fee (see below)
Always ask for an itemised quote, so you can compare like with like and spot extras such as leasehold or new-build supplements.
6. HM Land Registry fee
Registering you as the new owner has a fee, based on the price. For an online transfer of the whole of an already registered title in England and Wales, the current Scale 1 fees are:
| Property price | Fee (portal) |
|---|---|
| £100,001 to £200,000 | £100 |
| £200,001 to £500,000 | £150 |
| £500,001 to £1,000,000 | £295 |
Transfers of part, new leases and first registrations can have different fees, even when submitted online. Postal applications for these whole-title transfers cost more. Source: GOV.UK, HM Land Registry fees.
7. Stamp Duty Land Tax
In England and Northern Ireland, you pay Stamp Duty on the part of the price above certain thresholds. The current rates on GOV.UK are:
| Part of the price | Standard rate | First-time buyer rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001 to £250,000 | 2% | 0% |
| £250,001 to £300,000 | 5% | 0% |
| £300,001 to £500,000 | 5% | 5% |
| £500,001 to £925,000 | 5% | No relief: standard rates apply to the whole price |
| £925,001 to £1.5 million | 10% | Standard rates |
| Over £1.5 million | 12% | Standard rates |
Three examples:
- A first-time buyer paying £300,000 pays no Stamp Duty.
- A first-time buyer paying £350,000 pays 5% on the £50,000 above £300,000, which is £2,500.
- A home mover paying £300,000 pays 2% on £125,000 (£2,500) plus 5% on £50,000 (£2,500), which is £5,000.
If you’ll own more than one home, you usually pay an extra 5% on top. In Scotland it’s Land and Buildings Transaction Tax, and in Wales it’s Land Transaction Tax, with different rates.
Work out your own figure with my Stamp Duty calculator.
Saving for a home? My free 7-Day Financial Reset Kit helps you find spare money in your budget, one 15-minute task a day.
8. Buildings insurance (from exchange)
If you have a mortgage, your lender will require buildings insurance, usually from the day you exchange contracts, not the day you move. Contents insurance is separate and optional, but sensible.
MoneyHelper’s average figures are around £298 a year for buildings cover, £132 for contents, or £375 for both. Some lenders also suggest life insurance; MoneyHelper says basic cover can cost less than £10 a month.
9. Moving costs
MoneyHelper estimates removals at anything from £400 to over £1,000, depending on how much you have and how far you’re going. A few ways to get a fair price:
- Make an honest inventory of large furniture, appliances and the number of boxes, with measurements for anything awkward. Mention stairs, lifts and parking at both ends.
- Be clear about what help you need: transport only, loading and unloading, dismantling furniture or packing. A cheap quote may not include labour you assumed it did.
- Compare at least three quotes, including ordinary removal firms and transport marketplaces such as Shiply, where drivers bid for your job. Compare what’s included, not just the price.
- Ask about insurance in writing: what’s covered, the limits, and how a claim works.
- Ask what happens if completion is delayed and the keys aren’t ready on the day.
Other moving extras: Royal Mail post redirection (from £36, says MoneyHelper), self-storage if your dates don’t line up, and cleaning.
10. First-week essentials
This is the one nobody budgets for: changing the locks, curtains or blinds, light bulbs, cleaning supplies, a takeaway on moving night, and replacing anything the sellers took with them. A survey may also flag urgent repairs.
There’s no standard amount, because an older home needing work and a new build are very different. Set aside a “first month” buffer, even if it’s small.
11. The ongoing costs of owning
Once you’ve moved in, your monthly budget changes too:
- Council Tax: check the band before you buy, and see if you qualify for a discount with my council tax discount calculator.
- Energy: check what you’ll pay with my energy price cap calculator.
- Broadband and phone: don’t just roll over your old contract. See how to beat broadband price rises.
- Leasehold costs: ground rent, service charges and major works contributions for flats. Ask the solicitor for the figures.
- Maintenance: boilers, roofs and gutters all need money one day. Start a home repairs pot.
Your hidden costs of buying a house checklist
Copy this into your budget and fill in your own quotes:
| Cost | Typical guide | My quote |
|---|---|---|
| Mortgage fees | £0 to £2,000+ | |
| Valuation | Often free, or £150 to £800 | |
| Survey | £380 to £600+ | |
| Solicitor (incl. VAT) | Around £2,000 | |
| Searches | £250 to £300 | |
| Land Registry | £100 to £295 (portal) | |
| Stamp Duty | Use the calculator | |
| Buildings insurance (year) | Around £298 | |
| Removals | £400 to £1,000+ | |
| Post redirection | From £36 | |
| First-week essentials | Your own estimate | |
| Total |
Typical guides are MoneyHelper’s estimates and GOV.UK’s fees, checked October 2026. Your quotes will differ.
To save for each cost separately, my Sinking Funds & Savings Pots planner (my own product) gives every pot its own tracker.
What I’d do first
- Work out your Stamp Duty with the calculator. For many buyers, it’s the biggest cost after the deposit.
- Get three solicitor quotes and a survey quote before you make an offer, so you know the real total.
- Open a separate “buying costs” pot and keep it apart from your deposit.
Not sure buying is right for you yet? Compare the numbers with the rent vs buy calculator.
Hidden costs of buying a house: FAQs (UK)
How much should I budget on top of my deposit?
MoneyHelper estimates you could spend over £5,000 on fees, not counting your deposit or Stamp Duty. Add your Stamp Duty figure, moving costs and a first-month buffer. Getting real quotes is the only way to know your own total.
Do first-time buyers pay Stamp Duty?
In England and Northern Ireland, first-time buyers pay no Stamp Duty on the first £300,000, and 5% on the part from £300,001 to £500,000. If the price is over £500,000, first-time buyer relief can’t be claimed and standard rates apply.
Is a survey worth paying for?
Usually, yes. A valuation only protects the lender. A survey checks the condition of the home and can uncover problems that cost far more than the survey, and it gives you evidence to renegotiate.
When do I pay the costs of buying a house?
Survey and valuation fees come early, after your offer is accepted. Solicitor fees, searches, Land Registry and Stamp Duty are usually paid through your solicitor around completion. Buildings insurance usually needs to start at exchange.
Hidden costs of buying a house UK: summary
- The hidden costs of buying a house in the UK can add thousands on top of your deposit.
- The big ones: mortgage fees, solicitor, survey, Stamp Duty and moving.
- First-time buyers in England and Northern Ireland pay no Stamp Duty up to £300,000.
- Get itemised quotes, and keep a separate pot for buying costs.
- Budget for the first month and the ongoing costs of owning too.
What cost surprised you most when you bought (or are saving to buy)? Tell me in the comments.
Sources
- GOV.UK: Stamp Duty Land Tax residential rates (checked 9 October 2026)
- GOV.UK: HM Land Registry registration fees (current Scale 1 fees, checked October 2026)
- MoneyHelper: estimate your buying and moving costs (checked 9 October 2026)
I’m not a financial adviser; this is general information. Please get your own quotes and advice. See my financial disclaimer.
Make your next money step easier
Start with my free 7-Day Financial Reset Kit. For a ready-made way to organise your plan, explore my Sinking Funds & Savings Pots planner (my own product).