Guide · Property & Mortgages
UK Property Purchase Costs Guide 2026
The purchase price is only the beginning. Buying a UK property involves a range of additional costs that can add up to thousands of pounds — from Stamp Duty Land Tax and conveyancing fees to surveys, searches, mortgage fees and removal costs. This guide covers every cost you need to budget for in 2026, explains the difference between first-time buyer and standard SDLT rates, and includes a complete worked example for a £280,000 first-time buyer purchase.
Typical buying costs at a glance — England 2026
| Cost | Typical range |
|---|---|
| SDLT (first-time buyer, up to £300k) | £0 |
| SDLT (home mover, £280k purchase) | ~£4,000 |
| SDLT surcharge (additional property) | +5% of price |
| Conveyancing (freehold) | £1,000 – £2,500 (inc. VAT) |
| Level 2 HomeBuyer Survey | ~£650 |
| Property searches | £300 – £500 |
| Mortgage arrangement fee | £0 – £2,000 |
| Mortgage valuation | £0 – £400 (often free) |
| Removal costs (local) | £300 – £600 |
| Removal costs (long distance) | £1,000 – £3,000 |
1. Stamp Duty Land Tax (SDLT)
SDLT is the largest variable cost for most buyers. It applies in England and Northern Ireland (Scotland uses Land and Buildings Transaction Tax; Wales uses Land Transaction Tax). The amount depends on your buyer status.
Standard Residential SDLT Rates (England, 2026/27)
| Purchase price band | Standard rate | FTB rate (from Apr 2025) | Additional property rate |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% (above £300k) | 10% |
| Above £500,001 | 10% | Standard rates apply | 15% |
| Above £925,001 | 12% | — | 17% |
| Above £1,500,001 | 15% | — | 20% |
SDLT is payable within 14 days of completion. Your conveyancer handles the submission and payment to HMRC. Use our Stamp Duty calculator to find the exact amount for your property.
2. Conveyancing Fees
Conveyancing is the legal process of transferring property ownership. You need a solicitor or licensed conveyancer for both buying and, if you are selling at the same time, selling.
Fees vary significantly depending on the property type and complexity:
- Standard freehold purchase: £1,000–1,500 plus VAT and disbursements
- Leasehold: add £200–400 for the additional complexity (reviewing lease, management company enquiries, notice of transfer)
- New build: often £1,500–2,000+ due to developer contracts and exchange deadlines
- Shared ownership: additional complexity adds £300–500
- Remote/online conveyancers: may offer lower rates (£800–1,200) but communication can be slower
Disbursements (costs your conveyancer pays on your behalf) include: HM Land Registry registration fee (£20–500 depending on property value), SDLT payment, bankruptcy search, Land Registry official copy documents and the searches below.
3. Property Surveys
A survey protects you, the buyer. The mortgage lender's valuation is not a survey — it simply confirms the property is worth the amount you are borrowing. A proper survey identifies defects, potential problems and maintenance issues.
| Survey level | Typical cost | Best for |
|---|---|---|
| Level 1 — Condition Report | ~£400 | New builds and recently built conventional properties |
| Level 2 — HomeBuyer Report | ~£650 | Most conventional properties; most popular choice |
| Level 3 — Full Structural Survey | £1,000–1,200+ | Older properties, unusual build, suspected issues |
A survey can save you significantly more than its cost if it reveals issues that allow you to renegotiate the price or withdraw before incurring further costs. Budget for a Level 2 as a minimum on any property that is not brand new. See the property survey types guide for a detailed breakdown.
4. Property Searches
Your conveyancer will commission a standard pack of searches on your behalf. The four core searches and their approximate costs are:
- Local Authority search (£100–200): planning permissions, enforcement notices, road proposals, conservation area, listed building status
- Drainage search (£30–60): whether the property is connected to public sewer and water main
- Environmental search (£40–80): flood risk, land contamination, former industrial use, ground stability
- Chancel repair liability search (£20–30): protects against liability to fund historic church repairs (rare but can be costly)
In some areas, additional searches are standard: mining searches (coal, tin, brine), Commons Registration searches, or HS2 proximity searches. Your conveyancer will advise on what is relevant for the location.
5. Mortgage Costs
Most mortgages carry a combination of fees:
- Arrangement/product fee: £0–2,000. Fixed-rate deals with lower arrangement fees are often better value despite a slightly higher headline rate — compare by total cost.
- Booking fee: £0–200 (sometimes non-refundable, paid upfront at application)
- Valuation fee: £0–400 (many lenders offer free valuations on competitive deals)
- Mortgage broker fee: £0–500 (some brokers charge; others are fee-free and earn commission from the lender)
6. Removal Costs
Moving costs depend on distance, volume of belongings and the day of the week (Fridays and end-of-month completions are most in demand and can be 10–20% more expensive).
- Local move (under 30 miles): £300–600 for a 2-bed; £500–900 for a 3-bed
- Long-distance move (over 100 miles): £1,000–3,000 depending on volume
- Self-move (van hire): £100–300 but requires friends/family and physical effort
Get at least three quotes from BAPA (British Association of Removers) members. Mid-week completion dates are cheaper and there is less pressure if there are delays on the day.
Worked Example: £280,000 First-Time Buyer Purchase
Scenario: FTB buying a 3-bed freehold house for £280,000 with a 90% LTV mortgage (£252,000 loan)
| Cost item | Amount | Notes |
|---|---|---|
| SDLT (FTB relief) | £0 | Below £300k threshold |
| Conveyancing (freehold, inc. VAT) | £1,500 | Mid-range estimate |
| Property searches | £350 | Standard pack |
| Level 2 HomeBuyer Survey | £650 | Standard residential property |
| Mortgage arrangement fee | £999 | Added to mortgage |
| Mortgage valuation | £0 | Free from lender |
| Removal costs (local, 2-bed) | £500 | Mid-week move |
| Total buying costs | £4,000 | Excluding deposit |
Total cash required at completion: £28,000 deposit + £4,000 costs = £32,000. If the mortgage fee is paid upfront instead of added to the loan, reduce the mortgage and add £999 to the cash requirement.