UK home buying cost calculator — stamp duty, conveyancing fees and total cash needed
Use this UK home buying cost calculator to estimate upfront cash before completion: stamp duty (SDLT/LBTT/LTT), conveyancing fees, surveys, mortgage fees and total all-in buying costs.
Home Buying Cost Calculator (2026/27)Home Buying Cost Calculator
Adjust price and assumptions to update totals instantly.
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Advanced fee assumptions
Customise legal, survey and mortgage fees.
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Band-by-band tax breakdown ▼
| Band | Taxable slice | Rate | Tax |
|---|---|---|---|
| Up to £145,000 | £145,000 | 0.0% | £0 |
| £145,001 to £250,000 | £105,000 | 2.0% | £2,100 |
| £250,001 to £325,000 | £75,000 | 5.0% | £3,750 |
| £325,001 to £750,000 | £25,000 | 10.0% | £2,500 |
| Total | £350,000 | — | £8,350 |
Estimates only. Confirm with your conveyancer and official calculators. Sources.
Three quick steps to estimate total upfront cash
Popular property-price scenarios
These are common planning routes from search. Start with the nearest scenario page, then adjust assumptions in the calculator for your actual quote inputs.
What this calculator separates clearly
For reliable offer planning, keep each cost category separate first, then combine them into a total completion-cash estimate.
Learn about buying costs
Use the calculator first, then open the guides below if you need details on stamp duty bands, country differences, or typical fee ranges.
Plan beyond completion day
A lot of buyers model stamp duty and legal fees but under-plan monthly ownership costs. Before offering, run a quick monthly stress test.
- Use this calculator for upfront completion cash.
- Add recurring monthly costs before setting your offer ceiling.
- Keep a maintenance buffer so surprises do not break your budget.
City buying cost guides
Stamp duty and total cost estimates for major UK cities.
Frequently asked questions
How is stamp duty calculated in England and Northern Ireland? +
SDLT is charged in progressive bands. For 2026/27: 0% up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. Only the portion of the price in each band is taxed at that rate. On a £400,000 house, total SDLT for a standard buyer is £10,000. On a £475,000 house, it is £13,750.
What stamp duty relief do first-time buyers get? +
In England and NI, first-time buyers pay 0% on the first £300,000 and 5% on £300,001–£500,000. No relief applies above £500,000. On a £350,000 first-time purchase, SDLT is £2,500 versus £7,500 for a standard buyer — a saving of £5,000. Scotland and Wales have separate first-time buyer reliefs with different thresholds. Use the region selector in the calculator to see exact figures.
What are typical solicitor and survey fees when buying a house? +
Conveyancing fees run £800–£1,800 depending on price and complexity. A HomeBuyer Report (RICS Level 2 survey) costs £400–£700; a Building Survey (Level 3) costs £600–£1,500 and is recommended for older or non-standard properties. Mortgage arrangement fees are commonly £0–£1,499. This calculator defaults to £1,200 legal, £500 survey, and £999 mortgage fee — open "Advanced fee assumptions" and replace with real quotes.
How does Scotland's LBTT differ from England's SDLT? +
Land and Buildings Transaction Tax (LBTT) replaced SDLT in Scotland in 2015. The nil-rate band starts at £145,000 (vs £125,000 in England). Rates: 2% on £145,001–£250,000; 5% on £250,001–£325,000; 10% on £325,001–£750,000; 12% above. Scotland's Additional Dwelling Supplement (ADS) is 8% — higher than England's 5% surcharge. Wales uses Land Transaction Tax (LTT) with its own bands starting at £225,000. Select your nation in the calculator for exact figures.
What is the additional property surcharge? +
If you already own any residential property — including overseas — you pay a surcharge on the full purchase price: 5% in England and NI (since October 2024), 8% ADS in Scotland, and 5% in Wales. On a £400,000 additional property in England, the 5% surcharge adds £20,000 to the £10,000 standard SDLT — a combined bill of £30,000. Select 'Additional property' in the buyer type selector to see the full breakdown.
When do you pay stamp duty, and can it be added to a mortgage? +
SDLT must be paid within 14 days of completion — your conveyancer handles submission to HMRC as part of the completion process. It cannot be spread over time. Some lenders will allow you to add it to your mortgage, but you will pay interest on it for the mortgage term. It is best to have stamp duty available as cash before you exchange contracts.
Two more tools in the same suite
HomeBuyingCosts is part of a family of three UK financial calculators built to work together.
Figures are estimates for guidance. Confirm final costs with your conveyancer and the official HMRC SDLT calculator, Revenue Scotland, or Welsh Revenue Authority.