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 |
| Total | £125,000 | — | £0 |
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
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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.
Total cost to buy a £125,000 home
This combines property tax with typical transaction fees so you can budget accurately.
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What a £125,000 home costs to buy, line by line
| Cost | Budget |
|---|---|
| SDLT (home mover) | £0 |
| Conveyancing (average 2026 freehold quote) | £1,140 |
| Survey (RICS Level 2) | £400 to £600 |
| Mortgage fees | £0 to £2,050 |
| Total, excluding deposit | £1,540 to £3,790 |
Conveyancing from Compare My Move; survey and upper mortgage fees from HomeOwners Alliance. The Land Registry fee at this price is £100 online, and quotes may or may not include it, searches or VAT. The calculator above uses simple default fees, which is why its total can differ.
Cash needed with a deposit on £125,000
| Deposit | Deposit amount | Mortgage needed | Cash needed with costs |
|---|---|---|---|
| 5% | £6,250 | £118,750 | £7,790 to £10,040 |
| 10% | £12,500 | £112,500 | £14,040 to £16,290 |
| 15% | £18,750 | £106,250 | £20,290 to £22,540 |
| 20% | £25,000 | £100,000 | £26,540 to £28,790 |
Lenders set their own deposit and affordability rules. Fees added to the mortgage reduce the cash needed but raise the loan.
Tax on £125,000 by buyer and nation
| Buyer | England and NI (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Home mover | £0 | £0 | £0 |
| First-time buyer | £0 | £0 | £0 |
| Second home or buy-to-let | £6,250 | £10,000 | £6,250 |
2026/27 rates. Wales has no first-time buyer relief. Non-UK residents buying in England or Northern Ireland usually add 2% (£2,500 here).
At a glance
- Property tax total: £0
- Fees total: £2,699
- All-in total: £2,699
- Effective tax rate: 0.00%
- Marginal tax rate: 0.0%
- Most tax comes from Up to £125,000 at 0.0% (£0).
Assumptions used
- Tax year: 2026/27
- Nation basis: England / Northern Ireland
- Buyer scenario: Home Mover
- Legal fees: £1,200
- Survey: £500
- Mortgage fee: £999
These are typical estimates. Your actual costs may differ.
Guides for the costs at this price
What changes at this threshold?
Compare nearby price brackets with the same assumptions to see how tax and all-in totals move.
Where the money goes on a £125,000 purchase
At this price the fees, not the tax, are the larger cost: Stamp Duty is £0 against at least £1,540 for conveyancing and a survey. Shopping around for those quotes saves more than anything you can do about the tax.
A home mover needs about £1,540 to £3,790 on top of the deposit. A buyer of a second home needs £6,250 more, because of the surcharge.
When each cost is paid at £125,000
Here is when each payment usually falls on a £125,000 purchase with £12,500 (10%) down:
- Before exchange: the survey (£400 to £600 for a RICS Level 2 at this value) and the lender's valuation or booking fees, if your mortgage has them.
- At exchange: your conveyancer sends the £12,500 deposit, and from then on you are committed to the purchase.
- At completion: the conveyancing bill (£1,140 on average quotes, plus the £100 Land Registry fee if not included) and the £0 Stamp Duty, which must reach HMRC within 14 days of completion.
First-time buyer costs at £125,000
A first-time buyer at £125,000 pays £0 Stamp Duty, so their costs on top of the deposit come to about £1,540 to £3,790.
Relief covers the whole price up to £300,000, so a first-time buyer's only costs here are the fees.
Land Registry fee at £125,000
£125,000 falls in the Land Registry's £100,001 to £200,000 band, so registering the purchase costs £100 online or £230 by post. Your conveyancer pays it and adds it to the bill as a disbursement.
Above £200,000 the online fee rises to £150.
The total cost at prices either side of £125,000
A £10,000 higher price adds £200 to the costs on top of the deposit, and a £10,000 lower price saves £0: the change is the Stamp Duty plus any step in the conveyancing or survey band, before the extra £1,000 of deposit for each £10,000 at 10%.
| Price | Stamp Duty (home mover) | Costs on top of the deposit | Cash with a 10% deposit, from |
|---|---|---|---|
| £100,000 | £0 | £1,450 to £3,700 | £11,450 |
| £115,000 | £0 | £1,540 to £3,790 | £13,040 |
| £125,000 (this page) | £0 | £1,540 to £3,790 | £14,040 |
| £135,000 | £200 | £1,740 to £3,990 | £15,240 |
| £150,000 | £500 | £2,040 to £4,290 | £17,040 |
England and Northern Ireland, 2026/27. Fee lines as in the cost table above; a fee-free mortgage gives the lower figure.
Where mortgage buyers typically pay £125,000
Only Inverclyde comes within 10% of £125,000 for the average home bought with a mortgage (£126,484); the next closest is West Dunbartonshire at £138,705.
In England a home mover pays £0 stamp duty at this price; in Scotland the closest match is Inverclyde (£126,484), where a home mover pays £0 LBTT on £125,000; no Welsh council area comes close (the lowest is Blaenau Gwent at £145,709), but £125,000 there would mean £0 LTT.
Almost every council area (349 of 349) has a higher average mortgage-buyer price than £125,000.
| Council area | Nation | Average mortgage-buyer price | Tax on £125,000 for a home mover |
|---|---|---|---|
| Inverclyde | Scotland | £126,484 | £0 LBTT |
| West Dunbartonshire | Scotland | £138,705 | £0 LBTT |
| Hull | England | £138,912 | £0 stamp duty |
| Na h-Eileanan Siar | Scotland | £139,515 | £0 LBTT |
| Aberdeen | Scotland | £141,082 | £0 LBTT |
| Blackpool | England | £141,196 | £0 stamp duty |
HM Land Registry UK House Price Index, August 2026 (provisional). The tax column is this page's price under each area's own nation's rules, 2026/27.
Source: HM Land Registry: UK House Price Index data downloads, August 2026
Conveyancing at £125,000
Average 2026 conveyancing quotes in the £100,001 to £200,000 band were £1,140 for a freehold purchase and £1,310 for a leasehold (Compare My Move), and the Land Registry fee at this price is £100 online. See conveyancing fees on a £125,000 home for every price band, each region and what a quote should include.
FAQ
How much does it cost to buy a £125,000 house?
About £1,540 to £3,790 on top of the deposit for a home mover, including £0 SDLT. A fee-free mortgage gives the lower end.
How much deposit do I need for a £125,000 house?
A 5% deposit is £6,250 and 10% is £12,500, before buying costs. Lenders set their own minimums.
How much is conveyancing on a £125,000 house?
Average 2026 freehold quotes at this price were £1,140. The Land Registry fee is £100 online.
What does the total cost include at £125,000?
Property tax, conveyancing, a RICS Level 2 survey and mortgage fees. It excludes the deposit, removals and furnishing.
Is stamp duty or the fees the bigger cost at £125,000?
The fees. Stamp duty is £0 for a home mover, while conveyancing, a survey and the lowest mortgage fees come to at least £1,540, so comparing quotes saves more than anything else.