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 | £40,000 | 5.0% | £2,000 |
| Total | £290,000 | — | £4,500 |
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
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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 £290,000 home
This combines property tax with typical transaction fees so you can budget accurately.
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What a £290,000 home costs to buy, line by line
| Cost | Budget |
|---|---|
| SDLT (home mover) | £4,500 |
| Conveyancing (average 2026 freehold quote) | £1,270 |
| Survey (RICS Level 2) | £600 to £700 |
| Mortgage fees | £0 to £2,050 |
| Total, excluding deposit | £6,370 to £8,520 |
Conveyancing from Compare My Move; survey and upper mortgage fees from HomeOwners Alliance. The Land Registry fee at this price is £150 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 £290,000
| Deposit | Deposit amount | Mortgage needed | Cash needed with costs |
|---|---|---|---|
| 5% | £14,500 | £275,500 | £20,870 to £23,020 |
| 10% | £29,000 | £261,000 | £35,370 to £37,520 |
| 15% | £43,500 | £246,500 | £49,870 to £52,020 |
| 20% | £58,000 | £232,000 | £64,370 to £66,520 |
Lenders set their own deposit and affordability rules. Fees added to the mortgage reduce the cash needed but raise the loan.
Tax on £290,000 by buyer and nation
| Buyer | England and NI (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Home mover | £4,500 | £4,100 | £3,900 |
| First-time buyer | £0 | £3,500 | £3,900 |
| Second home or buy-to-let | £19,000 | £27,300 | £18,950 |
2026/27 rates. Wales has no first-time buyer relief. Non-UK residents buying in England or Northern Ireland usually add 2% (£5,800 here).
At a glance
- Property tax total: £4,500
- Fees total: £2,699
- All-in total: £7,199
- Effective tax rate: 1.55%
- Marginal tax rate: 5.0%
- Most tax comes from £125,001 to £250,000 at 2.0% (£2,500).
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 £290,000 purchase
The tax dominates at £290,000. £4,500 of Stamp Duty is 71% of the lower budget, far more than any saving on fees could offset.
A home mover needs about £6,370 to £8,520 on top of the deposit. A buyer of a second home needs £14,500 more, because of the surcharge.
When each cost is paid at £290,000
Cash leaves your account in three stages. Assuming a 10% deposit of £29,000:
- Before exchange: the survey (£600 to £700 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 £29,000 deposit, and from then on you are committed to the purchase.
- At completion: the conveyancing bill (£1,270 on average quotes, plus the £150 Land Registry fee if not included) and the £4,500 Stamp Duty, which must reach HMRC within 14 days of completion.
First-time buyer costs at £290,000
A first-time buyer at £290,000 pays £0 Stamp Duty, so their costs on top of the deposit come to about £1,870 to £4,020. That is £4,500 less than a home mover needs.
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 £290,000
£290,000 falls in the Land Registry's £200,001 to £500,000 band, so registering the purchase costs £150 online or £330 by post. Your conveyancer pays it and adds it to the bill as a disbursement.
Above £500,000 the online fee rises to £295.
The total cost at prices either side of £290,000
Move the price £10,000 up and the costs rise by £500; £10,000 down and they fall by £500. That is Stamp Duty plus any jump into a dearer conveyancing or survey band, and a 10% deposit moves by £1,000 as well.
| Price | Stamp Duty (home mover) | Costs on top of the deposit | Cash with a 10% deposit, from |
|---|---|---|---|
| £265,000 | £3,250 | £5,120 to £7,270 | £31,620 |
| £280,000 | £4,000 | £5,870 to £8,020 | £33,870 |
| £290,000 (this page) | £4,500 | £6,370 to £8,520 | £35,370 |
| £300,000 | £5,000 | £6,870 to £9,020 | £36,870 |
| £315,000 | £5,750 | £7,690 to £9,840 | £39,190 |
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 £290,000
In August 2026, the average home bought with a mortgage cost closest to £290,000 in Luton, Ribble Valley and West Northamptonshire, according to HM Land Registry's House Price Index.
In England a home mover pays £4,500 stamp duty at this price; in Scotland the closest match is East Dunbartonshire (£288,176), where a home mover pays £4,100 LBTT on £290,000; in Wales the closest match is Vale of Glamorgan (£301,086), where a home mover pays £3,900 LTT on £290,000.
160 of 349 council areas have a higher average mortgage-buyer price than £290,000, and 189 a lower one.
| Council area | Nation | Average mortgage-buyer price | Tax on £290,000 for a home mover |
|---|---|---|---|
| Luton | England | £289,180 | £4,500 stamp duty |
| Ribble Valley | England | £288,881 | £4,500 stamp duty |
| West Northamptonshire | England | £288,635 | £4,500 stamp duty |
| East Dunbartonshire | Scotland | £288,176 | £4,100 LBTT |
| Forest of Dean | England | £292,765 | £4,500 stamp duty |
| Teignbridge | England | £293,247 | £4,500 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 £290,000
Average 2026 conveyancing quotes in the £200,001 to £300,000 band were £1,270 for a freehold purchase and £1,420 for a leasehold (Compare My Move), and the Land Registry fee at this price is £150 online. See conveyancing fees on a £290,000 home for every price band, each region and what a quote should include.
FAQ
How much does it cost to buy a £290,000 house?
About £6,370 to £8,520 on top of the deposit for a home mover, including £4,500 SDLT. A fee-free mortgage gives the lower end.
How much deposit do I need for a £290,000 house?
A 5% deposit is £14,500 and 10% is £29,000, before buying costs. Lenders set their own minimums.
How much is conveyancing on a £290,000 house?
Average 2026 freehold quotes at this price were £1,270. The Land Registry fee is £150 online.
What does the total cost include at £290,000?
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 £290,000?
Stamp duty, at £4,500 for a home mover against about £1,870 or more of fees. The agreed price and buyer type move the total far more than the choice of conveyancer.