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MortgageMetrics

Total cost of buying

Buyers often underestimate the upfront cash they'll need. See everything in one place: deposit, tax, legal fees, survey and moving costs.

Free, no sign-up Last reviewed 3 October 2026

Your details

Enter 100 if you're buying with cash.

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Where is the property?
Which describes you?
Fees: typical figures, edit to match your quotes

RICS Level 2 typical

Many brokers are fee-free

What you'll pay for when buying a home

  • Deposit: usually at least 5% of the price. 10% or more unlocks better mortgage rates.
  • Stamp Duty, LBTT or LTT: depends on the price, where the property is, and whether you're a first-time buyer or buying an additional home. Use the stamp duty calculator for the full breakdown.
  • Conveyancing: the legal work to transfer ownership. Leasehold and new-build purchases usually cost more.
  • Searches and Land Registry: local authority, water, drainage and environmental searches, plus the registration fee.
  • Survey: optional but strongly recommended. See surveys explained.
  • Mortgage fees: arrangement and booking fees. Some deals have no fee but a higher rate.
  • Moving costs: removals, storage, redirection of post and any immediate repairs.

In Scotland, the seller pays for the Home Report, so buyers often don't need a separate survey. Some choose a more detailed one anyway.

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Frequently asked questions

How much should I budget on top of my deposit?

Even with no stamp duty to pay, most buyers need a few thousand pounds for legal fees, searches, a survey, mortgage fees and moving. In higher-tax areas, or for additional homes, stamp duty can be the biggest cost after the deposit.

Can I add fees to my mortgage?

Many lenders let you add the arrangement fee to the loan, but you will then pay interest on it for the whole term. Stamp duty and legal fees must normally be paid in cash.

Which survey do I need?

A RICS Level 2 survey suits most conventional homes in reasonable condition. Older, larger, altered or unusual properties are better suited to a Level 3 building survey.

Related calculators

Stamp Duty calculator

SDLT, LBTT and LTT for England, NI, Scotland and Wales, including first-time buyer relief and surcharges.

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Buy-to-let yield & ROI

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Helpful guides

Buying · England, Wales, Northern Ireland

Buying a home: a step-by-step guide

From saving a deposit to collecting the keys, a plain-English walkthrough of every stage of buying a home in England, Wales and Northern Ireland.

8 min read

Buying · Scotland

Buying a home in Scotland

How buying property in Scotland works: 'offers over' pricing, the Home Report, closing dates, missives, date of entry and LBTT explained.

7 min read

Explained · UK-wide

Property surveys explained

Mortgage valuation or full survey? Compare RICS Home Survey Levels 1, 2 and 3, what each covers, typical costs and which one suits the home you're buying.

7 min read