Property · 6 min read
First-Time Buyer Hidden Costs
The deposit is the headline number, but it's far from the only cost of buying your first home. Budgeting properly for the extras can be the difference between a smooth move and a stressful one.
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Stamp Duty Land Tax
First-time buyers in England and Northern Ireland pay no SDLT on the first £425,000 of a home priced up to £625,000. Above that, normal rates apply. Scotland and Wales have their own equivalents (LBTT and LTT).
Use our stamp duty calculator to get a quick estimate for your purchase price.
Solicitor / conveyancing fees
Expect roughly £800–£1,800 for a typical purchase, plus search fees, Land Registry fees and bank transfer fees. A leasehold flat usually costs more to convey than a freehold house.
Surveys and valuations
Your lender will do a basic valuation, but it's not for your benefit. A Homebuyer Report (£400–£900) or full Building Survey (£600–£1,500+) flags problems before you commit.
Mortgage fees
Arrangement fees can be £0 to over £1,500. Some lenders let you add them to the loan, which spreads the cost but means you pay interest on them.
Moving and setting up home
Removals (£300–£1,500), buildings insurance (required from completion), the first month of utility bills, council tax, and the bits and pieces a new home needs — light fittings, curtains, a fridge, paint — add up faster than people expect.
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Open the UK Stamp Duty CalculatorFrequently asked
- Roughly how much should I budget on top of my deposit?
- A common rule of thumb is to set aside 2–5% of the property price for fees, taxes, surveys and moving — more in higher-priced areas.
- Can I add fees to my mortgage?
- Many lenders allow this for arrangement fees, but it makes them more expensive in the long run because you pay interest on them.
This guide is general information, not financial advice. Last updated May 2026.