The true cost of buying: What to budget for in England

The Hidden Costs of HomeownershipWhen you start looking for your dream home, the price you see listed isn’t the full picture.

No. 12633 from our magazine|2 min read| Published in Magazine on 20 August 2025 by our Marketing Team

While it’s tempting to think only about the mortgage and deposit, there are numerous additional costs that can add up quickly. Understanding these expenses will help you plan ahead and avoid surprises along the way.

Here’s a breakdown of the key costs involved in buying a home in England, beyond just the price tag.

1. Stamp Duty

Stamp Duty Land Tax (SDLT) is one of the biggest costs for homebuyers. It’s a tax on the purchase price, and the amount varies depending on the value of the property.

First-time buyers: No stamp duty on properties up to £300,000. 5% applies to the portion between £300,000 and £500,000.

Home movers:

0% on the first £125,000
2% on the portion between £125,001 and £250,000
5% on the portion between £250,001 and £925,000
10% on the portion between £925,001 and £1.5 million
12% on any portion above £1.5 million

Example: For a home priced at £300,000:

0% on the first £125,000 = £0
2% on the next £125,000 = £2,500
5% on the final £50,000 = £2,500
Total SDLT = £5,000

2. Legal Fees and Conveyancing

Legal fees cover the cost of a solicitor or conveyancer to handle contracts, searches, and transferring property ownership. Fees typically range from £500 to £1,500, depending on complexity. Always request a clear quote upfront to avoid unexpected costs.

3. Surveys and Property Inspections

Surveys aren’t legally required but are highly recommended to check the property’s condition and avoid costly hidden issues.

Homebuyer Report: £300–£500, provides an overview of the property.
Building Survey: £600–£1,500, ideal for older or structurally uncertain properties.
Valuation Survey: Usually requested by the lender, may be included in mortgage fees.

These surveys can reveal problems like damp, cracks, or faulty wiring, potentially saving money in the long term.

4. Moving Costs

Removal costs typically range from £300–£1,000, depending on distance, belongings, and packing services. Packing materials can add another £50–£100. Cleaning costs for your previous property should also be considered.

5. Insurance

Most lenders require buildings insurance before completion, costing around £200–£400 per year. Contents insurance is optional but recommended to protect personal belongings.

The Real Cost of Buying a Home

While it’s easy to focus on the sale price, these additional costs can add up quickly. Understanding them early gives you a clearer picture of your financial commitment.

Be fully prepared for the hidden costs of homeownership, contact us today for expert guidance.

This article was originally published by BriefYourMarket and is reproduced here with their permission.

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