Costs when buying a house UK buyers often overlook

The deposit and the house price are only one part of what buying a home costs. Solicitor fees, surveys, a mortgage valuation and stamp duty can add thousands more before you’ve paid a single bill. This guide breaks down the costs buyers often miss, from moving-in extras to the ongoing ones, so you can budget for the real total.

How much does it really cost to buy a house?

So, you've got your deposit sorted, or you're well on your way. Brilliant. Now for the bits nobody shouts about, the hidden costs.

So how much money do you need to buy a house? As a rough guide, a first time buyer buying a £300,000 home in England with a 5% deposit would need £15,000 for the deposit, plus about £5,000 for solicitors, surveys, stamp duty, moving costs etc.

That's roughly £20,000 upfront.

Then there are the running costs after you get the keys. Plan and budget for these hidden costs of buying a home and you’ll be fine.

Want help working out your buying costs? Request a callback or speak to a mortgage adviser. Download our first time buyer’s guide too.

The initial costs of buying a house

How much does a house cost? That depends on what you buy and where. But the purchase price is only part of the picture.

Deposit

Most lenders want a deposit of at least 5% of the price. Putting down more money as a deposit usually means a lower interest rate and cheaper monthly payments.

Just to put a figure on it, a 5% deposit on a £250,000 home is £12,500. A 10% deposit is £25,000.

No worries if you only have a small deposit. There are options for buyers with a low deposit and an adviser can talk you through them.

Mortgage fees

Many lenders charge a fee to set up your mortgage, often called an arrangement, product or booking fee. Some don’t charge anything, some charge a couple of thousand pounds.

Lenders also do a valuation to check the home is worth what you're paying. This is mainly for the lenders benefits, as they're lending you the money to buy it. Again, some deals include it free; others charge a fee.

Here's the good news. You can often add these fees to your mortgage rather than paying them upfront. The catch is you'll pay interest on them for as long as the mortgage runs.

Legal fees

Expect to pay £1,000 to £2,000 for a solicitor or conveyancer. They handle the (slightly dull) legal side of buying your home. That includes checking the paperwork, dealing with the seller's solicitor and moving the money on completion day (while you put the champagne on ice).

Many firms offer "no completion, no fee". That means you don't pay their fee if the purchase falls through. Ask about this upfront. Some costs, like searches, may still be payable either way.

Fees are usually higher for leasehold homes, as there's more paperwork to check.

Search fees

Searches usually cost a few hundred pounds. They check things like local planning issues, flood risk and drainage. Again, it’s all a bit boring, but it can save you from a nasty surprise. You don’t want to unpack the boxes, and then discover next door is about to be turned into a death metal club (unless that’s your thing).

Searches aren’t normally refunded if your purchase falls through. Your solicitor can talk you through all this.

Survey costs

A survey typically costs from about £300 to more than £1,000, depending on the type and the size of the property.

Here's a quick guide to the main options:

• Condition report (level 1) – a basic check, best for newer homes in good shape.

• Homebuyer report (level 2) – a more detailed look, good for most standard homes.

• Building survey (level 3) – the most in-depth check, ideal for older, larger or unusual properties, or a listed building.

Like searches, you generally don't get the survey fee back if the sale falls through. But a good surveyor can save you thousands by spotting problems early.

Snagging on a new build

If you're buying a new build, a snagging survey is well worth having. Snagging picks up small problems with a house, like paint marks, sticking doors and dodgy sealant. Your builder should fix them. A specialist typically charges about £200, but the costs can vary depending on the size of the house.

Mortgage advice

Mortgage advice fees vary depending on the adviser and the mortgage. Some brokers charge a fee, some are paid by the lender, and some do a bit of both. Your adviser will explain exactly what applies to you at the start, so there are no surprises.

Stamp duty

Stamp duty is a tax on buying property in England and Northern Ireland (Scotland and Wales have their own systems). The good news is first time buyers get a discount, and many don't pay it at all.

First time buyers pay no stamp duty on the first £300,000 of a home costing up to £500,000. Above that, the tax is charged in slices, so you only pay the higher rate on the part of the price that falls into each band. On homes over £500,000, the discount doesn't apply and standard rates kick in.

Confused? Don't be. Just use our stamp duty calculator to work out what you'll pay.

The government loves tinkering with stamp duty rates (rates, holidays, discounts, surcharges, it never ends), so check the latest rates when you buy. Your mortgage adviser and solicitor will have their finger on the pulse and can tell you what you owe.

Completion fees

These are the small charges that arrive right at the end. They're not huge, but they do add up.

• Bank transfer fee. Your solicitor sends the money by same-day transfer. Expect to pay around £20 to £50.

• Land Registry fee. This records you as the new owner (woo-hoo!). It's normally about £150, depending on the property price.

• Cohabitation agreement or deed of trust. If you're buying with a partner, a legal document can set out who owns what. It's not compulsory, but it can prevent awkward conversations later. Your solicitor can draw one up for about £300.

Moving costs

Moving day can cost anywhere from a few hundred pounds to £1,000 or more. It depends on how far you're going, how much stuff you have, whether you pack yourself and if you buy insurance for your stuff being in transit.

You can save thousands if you have a few good pals who don’t mind loading up their cars with your stuff. Pay them in beer and take away curry.

If you have a time-lag between moving out of rented and into your new home you may need to put some stuff in storage. Shop around for a few quotes for this.

Ongoing costs after you buy

Once you’ve unpacked and settled in, there will be various ongoing costs. If you’ve been renting, most of these won’t be new to you, but let’s run through them all anyway.

Mortgage repayments

Now you’re a homeowner, you’ll have a mortgage to pay (obviously). Your mortgage payments depend on:

• How much you borrow

• Your interest rate

• The mortgage term

Use our Mortgage Repayment Calculator to see how much your mortgage payments could be.

Buildings and home insurance

Your lender will insist on buildings insurance from the day you exchange contracts. Contents cover is separate, but ideally you'll want that too. Shop around, as prices vary.

Council tax

There’s no avoiding this one I’m afraid. You'll pay council tax to your local council. The bill depends on your area and the property's band. The average Band D council tax in England for the 2026/27 financial year is £2,392.

If you’re living alone, you can apply for the 25% single person’s discount. Either way, you can normally pay your council tax bill monthly.

Household bills

If you’ve been renting, some of these bills will look familiar.

• Energy (about £140 a month for gas and electricity, you can choose your supplier)

• Water (about £55 a month, no options here, each area has just one water company)

• TV licence (£180, but you don’t need one if you never watch live TV or use BBC iPlayer)

• Broadband (loads of choice, depending on where you live, from about £25 a month upwards)

Some providers charge set-up fees or ask for a deposit when you switch to a new address. It's a small thing, but worth knowing about.

Initial set-up costs

Right, let’s get your new pad feeling like home. This is the fun part, but costs can add up depending on what you do.

Common set-up costs include:

• Decorating – paint, wallpaper, or hiring a decorator

• Furniture – beds, sofas, tables and storage

• Carpets and flooring – time to ditch the 1970s swirly brown carpet

• Garden landscaping – turf, fencing, decking

• Curtains, blinds and light fittings – easily forgotten

The trick is to prioritise. Do the essentials first, then add the extras over time. One room at a time is perfectly fine.

Repairs and maintenance

Things go wrong in every home, and there's no landlord to call now. It's worth setting money aside for the big-ticket items.

• Boilers – a replacement can run into thousands.

• Electrics – older wiring may need updating.

• Roof, windows and damp – less common, but costly when they happen.

Home emergency cover (£100-£200 a year) can help with boiler breakdowns and burst pipes. Whether it's worth it depends on the age and condition of your home.

Build an emergency fund

Aim to keep a few months of essential costs in an easy-access savings account. It's your safety net if the boiler goes in January or your income dips. And if you don’t have any emergencies, you’ll have more cash for having fun.

Hidden costs of leasehold property

If you're buying a flat, it's probably leasehold, and that comes with extra bills. You own the home for a set number of years, but not the land or building. That means a few more charges.

• Service charges. You pay towards upkeep of shared areas, buildings insurance and management. The average is about £200 a month, but charges can rise each year.

• Ground rent. A yearly payment to the freeholder. Newer leases often have none, but older ones can be higher.

• Major works. Big repairs, like a new roof or lift, are shared between leaseholders. Bills can run into thousands.

• Consent fees. You may need the freeholder's permission for some changes, and they may charge for it.

Leasehold charges sound like a lot, and it can feel complicated. Don't let that put you off. Your solicitor will check the lease and explain what you'd be signing up to.

Budgeting for the full cost of buying

The simplest way to budget is to split the costs into four pots. Then you can see the whole picture and plan for it.

1. Buying costs – deposit, mortgage fees, solicitor, searches, survey, stamp duty and advice.

2. Completion and moving costs – bank transfer, Land Registry, removals and storage.

3. Ongoing costs of ownership – mortgage, insurance, council tax, bills and repairs.

4. Emergency fund – savings for the unexpected.

Ready to work out how much money you need to buy a home?

It’s easy to feel a little overwhelmed by all this, you’re not alone in feeling like that. The good news is you don't have to work it all out on your own. A mortgage adviser can talk you through all the costs.