Home Buying Cost Calculator (2026/27)Home Buying Cost Calculator
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Calculator checked against GOV.UK, Revenue Scotland and Welsh Revenue Authority rules on (how we check).
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Band-by-band tax breakdown ▼
| Band | Taxable slice | Rate | Tax |
|---|---|---|---|
| Up to £125,000 | £125,000 | 0.0% | £0 |
| £125,001 to £250,000 | £125,000 | 2.0% | £2,500 |
| £250,001 to £925,000 | £100,000 | 5.0% | £5,000 |
| Total | £350,000 | — | £7,500 |
Estimates only. Confirm with your conveyancer and official calculators. Sources.
Selling a property too? All 7 tax packs, CGT included, are £9.99. See the pack library
Selling a property too? All 7 tax packs, CGT included, are £9.99. See the pack library
Not sure what comes next at your stage? Get my free home-buying check →
Cash you need — and when it's due
Deposit + costsThe all-in figure above is your tax and buying fees. But the real cash you need from savings also includes your deposit — and it's not all due on the same day. Set your deposit below to see the true total and the payment timeline.
Assumes a 10% exchange deposit (or your full deposit if smaller). Your lender, not this tool, sets the minimum deposit it will accept. Excludes mortgage interest, moving and ongoing costs. Estimates only — confirm exact figures with your conveyancer.
Local snapshot
Nation and tax regime
England (SDLT)
Typical budget band
£350k–£500k
Why this page is unique
Bath is a UNESCO World Heritage city with constrained planning and strong demand from retirees and London leavers alike. Georgian terraces and period conversions dominate the market and drive above-average survey and conveyancing costs.
Local authorities
Bath and North East Somerset Council
Common budgets in Bath
What homes cost in Bath
The HPI figure is for Bath and North East Somerset council, which includes Keynsham, Midsomer Norton and the Chew Valley as well as Bath.
Prices in Bath and North East Somerset have eased over the past year: the average is 1.8% lower than twelve months earlier (England: +0.4%), about £7,443 off the typical home.
Over five years the Bath and North East Somerset average has gone from £363,941 (August 2021) to £406,084, a change of +11.6%. That is slower than England as a whole (+13.2%).
In Bath and North East Somerset a detached house averages £710,239, against £441,748 for a semi, £386,635 for a terrace and £237,954 for a flat.
The overall average sits closest to the typical terraced house (£386,635).
First-time buyers in Bath and North East Somerset paid £331,079 on average, 32.4% less than buyers who had owned before (£490,005).
Cash and mortgage purchases averaged almost the same (£407,871 and £405,271).
| Property type | Average price | Stamp duty: home mover | Stamp duty: first-time buyer |
|---|---|---|---|
| Flat or maisonette | £237,954 | £2,259 | £0 |
| Terraced house | £386,635 | £9,332 | £4,332 |
| Semi-detached house | £441,748 | £12,087 | £7,087 |
| Detached house | £710,239 | £25,512 | £25,512 |
Averages: HM Land Registry UK House Price Index, August 2026 (provisional). Stamp duty at each average price on 2026/27 rates, from this site's calculator.
Source: HM Land Registry: UK House Price Index data downloads, August 2026
What the Bath average means for stamp duty
At the Bath and North East Somerset average of £406,084, a home mover pays £10,304 stamp duty. The price reaches the 5% band, which starts at £250,000, so every extra £10,000 adds £500.
The average first-time buyer price in Bath and North East Somerset is £331,079, above the £300,000 nil-rate band but inside the £500,000 limit, so relief still applies: 5% on £31,079, which is £1,554 against £6,554 for a home mover.
By property type: the average flat is under £300,000, where a first-time buyer pays nothing; the average terrace and semi fall in the 5% relief band; the average detached house is over £500,000, where relief is lost.
Buying the average Bath and North East Somerset home as an additional property costs £30,608 in stamp duty, £20,304 more than a home mover pays.
Going £10,000 over the Bath and North East Somerset average adds £500 of stamp duty for a home mover.
How much cash a Bath buyer needs
Using the Bath and North East Somerset first-time buyer average of £331,079: a 10% deposit is £33,108, and with £1,554 of stamp duty and the calculator's default £2,699 of legal, survey and lender fees, the cash needed is about £37,361.
The England first-time buyer average is £246,042, so a 10% deposit in Bath and North East Somerset is £8,504 more than the national figure.
| Deposit | Deposit amount | Mortgage | Cash needed (deposit, tax, fees) |
|---|---|---|---|
| 5% | £16,554 | £314,525 | £20,807 |
| 10% | £33,108 | £297,971 | £37,361 |
| 15% | £49,662 | £281,417 | £53,915 |
| 25% | £82,770 | £248,309 | £87,023 |
At £331,079 with £1,554 stamp duty (first-time buyer) and £2,699 default fees. Your lender sets the minimum deposit it will accept.
How Bath compares with its neighbours
Bath and North East Somerset is dearer than every nearby area listed here; Bristol comes closest at £353,596.
The first-time buyer average is under £300,000 in Wiltshire, North Somerset and Somerset, so a typical first purchase there pays no stamp duty.
| Area | Average price | Change in a year | Tax for a home mover at that price |
|---|---|---|---|
| Bath and North East Somerset | £406,084 | -1.8% | £10,304 SDLT |
| Bristol | £353,596 | +0.9% | £7,680 SDLT |
| Wiltshire | £328,102 | +1.5% | £6,405 SDLT |
| North Somerset | £314,307 | +3.6% | £5,715 SDLT |
| Somerset | £282,498 | +2.8% | £4,125 SDLT |
| South West | £304,139 | +0% | £5,207 SDLT |
| England | £293,525 | +0.4% | £4,676 SDLT |
HM Land Registry UK House Price Index, August 2026 (provisional). Tax is the area's own nation's tax (SDLT, LBTT or LTT) at the average price, 2026/27 rates.
Source: HM Land Registry: UK House Price Index data downloads, August 2026
Fees and local admin in Bath
Compare My Move's average conveyancing quote in the South West, which covers Bath, is £2,049, the 2nd highest of its 10 UK regions, against £1,200 in the calculator's default. It does not say whether VAT or searches are included, so use it to sense-check a quote.
Registering a £350,000 purchase with HM Land Registry costs £150 online; your conveyancer pays it and passes it on.
Councils covered by this page include Bath and North East Somerset Council. Each sets its own local search fee and turnaround, so ask your conveyancer for the figure for the council where the home is.
FAQ
What is the average house price in Bath?
£406,084 in August 2026, according to HM Land Registry's UK House Price Index, -1.8% on a year earlier. The HPI figure is for Bath and North East Somerset council, which includes Keynsham, Midsomer Norton and the Chew Valley as well as Bath.
How much stamp duty is due on an average home in Bath?
£10,304 for a home mover at £406,084, £5,304 for a first-time buyer and £30,608 for a second home or buy-to-let, on 2026/27 rates.
What does a buy-to-let at the Bath average pay?
£30,608 at £406,084, including the 5% surcharge on the whole price.
How much does a flat cost in Bath?
The average flat or maisonette in Bath and North East Somerset was £237,954 in August 2026, which means £2,259 of stamp duty for a home mover and £0 for a first-time buyer.
How much more is a detached house than a semi in Bath?
£268,491 on average (£710,239 against £441,748), and £13,425 more stamp duty for a home mover.
How much have house prices in Bath changed in five years?
From £363,941 in August 2021 to £406,084 in August 2026, a change of +11.6% (HM Land Registry).
Sources & references
OfficialThe figures and rules on this page are drawn from the official UK government sources below. Rates are the confirmed 2026/27 amounts. Each link opens the relevant official page in a new tab.
- GOV.UK: Stamp Duty Land Tax www.gov.uk/stamp-duty-land-tax Primary SDLT rules and process for England and Northern Ireland.
- GOV.UK: SDLT residential property rates www.gov.uk/stamp-duty-land-tax/residential-property-rates Current residential SDLT bands, including first-time buyer relief.
- HM Land Registry: registration services fees www.gov.uk/guidance/hm-land-registry-registration-services-fees Official fee scale for registering a property purchase.
- GOV.UK: Buying or selling your home www.gov.uk/buy-sell-your-home Government overview of the home-buying process and costs.
- HM Land Registry: UK House Price Index data downloads, August 2026 www.gov.uk/government/statistical-data-sets/uk-house-price-index-data-downloads-august-2026 Average prices by local authority, property type and buyer type. Published 21 October 2026; the latest months are provisional and can be revised.
Verified against published UK government guidance. See also Methodology and Editorial standards.