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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Advanced fee assumptions
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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 | £220,000 | 5.0% | £11,000 |
| Total | £470,000 | — | £13,500 |
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
Worked example at £470,000
Local fees
Compare My Move's average conveyancing quote in the South East, which covers Berkshire, is £1,680, the 3rd 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.
Main towns
Reading, Slough, Bracknell, Windsor, Maidenhead
Common budgets in Berkshire
House prices across Berkshire's councils
Berkshire has no county council, so the HPI has no Berkshire figure: these are its six councils.
Windsor and Maidenhead's average is close to where it was a year ago (-0.2% in twelve months (England: +0.4%)), so budgets set last year still hold for the typical home.
The year to August 2026 saw Wokingham's average slip by 2.5% (England: +0.4%). On the average home that is roughly £12,614 less than a year before, which also trims the tax a little.
| Council area | Average price | Change in a year | Average flat | Average detached |
|---|---|---|---|---|
| Windsor and Maidenhead | £583,688 | -0.2% | £307,916 | £1,142,002 |
| Wokingham | £491,944 | -2.5% | £245,507 | £758,193 |
| West Berkshire | £401,830 | -0.4% | £209,165 | £709,368 |
| Bracknell Forest | £391,521 | -2.3% | £213,850 | £727,187 |
| Reading | £350,501 | -0.4% | £224,077 | £714,640 |
| Slough | £349,397 | +0.4% | £226,525 | £696,100 |
HM Land Registry UK House Price Index, August 2026 (provisional).
Source: HM Land Registry: UK House Price Index data downloads, August 2026
What the Berkshire average means for stamp duty
Stamp duty on the average Windsor and Maidenhead home (£583,688) is £19,184 for someone moving home: 3.29% of the price, with the top £333,688 taxed at 5%.
The average first-time buyer price in Windsor and Maidenhead is £434,955, above the £300,000 nil-rate band but inside the £500,000 limit, so relief still applies: 5% on £134,955, which is £6,748 against £11,748 for a home mover.
By property type: the average flat and terrace fall in the 5% relief band; the average semi and detached house are over £500,000, where relief is lost.
Buying the average Windsor and Maidenhead home as an additional property costs £48,369 in stamp duty, £29,184 more than a home mover pays.
Each £10,000 above the Windsor and Maidenhead average costs a home mover another £500 in stamp duty.
How much cash a Berkshire buyer needs
Using the Slough first-time buyer average of £316,869: a 10% deposit is £31,687, and with £843 of stamp duty and the calculator's default £2,699 of legal, survey and lender fees, the cash needed is about £35,229.
The England first-time buyer average is £246,042, so a 10% deposit in Slough is £7,083 more than the national figure.
| Deposit | Deposit amount | Mortgage | Cash needed (deposit, tax, fees) |
|---|---|---|---|
| 5% | £15,843 | £301,026 | £19,386 |
| 10% | £31,687 | £285,182 | £35,229 |
| 15% | £47,530 | £269,339 | £51,073 |
| 25% | £79,217 | £237,652 | £82,760 |
At £316,869 with £843 stamp duty (first-time buyer) and £2,699 default fees. Your lender sets the minimum deposit it will accept.
Prices across Berkshire's council areas
Within Berkshire, the average home ranges from £349,397 in Slough to £583,688 in Windsor and Maidenhead, a gap of £234,291.
At those averages a home mover pays £19,184 of stamp duty in Windsor and Maidenhead and £7,470 in Slough.
Prices did not move together over the year: Slough was up 0.4% while Wokingham was down 2.5%.
The average first-time buyer price is between £300,000 and £500,000, where relief still applies but 5% is due on the part over £300,000, in Windsor and Maidenhead, Wokingham, West Berkshire, Bracknell Forest, Reading and Slough.
| Area | Average price | Change in a year | Tax for a home mover at that price |
|---|---|---|---|
| Windsor and Maidenhead | £583,688 | -0.2% | £19,184 SDLT |
| Wokingham | £491,944 | -2.5% | £14,597 SDLT |
| West Berkshire | £401,830 | -0.4% | £10,092 SDLT |
| Bracknell Forest | £391,521 | -2.3% | £9,576 SDLT |
| Reading | £350,501 | -0.4% | £7,525 SDLT |
| Slough | £349,397 | +0.4% | £7,470 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 Berkshire
Registering a £470,000 purchase with HM Land Registry costs £150 online; your conveyancer pays it and passes it on.
FAQ
Is there an average house price for Berkshire?
Berkshire has no county council, so the HPI has no Berkshire figure: these are its six councils. The dearest council area is Windsor and Maidenhead, at £583,688.
How much stamp duty is due on an average home in Berkshire?
At the Windsor and Maidenhead average, £19,184 for a home mover at £583,688, £19,184 for a first-time buyer and £48,369 for a second home or buy-to-let, on 2026/27 rates.
How much does a flat cost in Berkshire?
The average flat or maisonette in Windsor and Maidenhead was £307,916 in August 2026, which means £5,396 of stamp duty for a home mover and £396 for a first-time buyer.
How much more is a detached house than a semi in Berkshire?
£530,779 on average (£1,142,002 against £611,223), and £37,389 more stamp duty for a home mover.
How much have house prices in Berkshire changed in five years?
From £519,677 in August 2021 to £583,688 in August 2026, a change of +12.3% (HM Land Registry).
Do first-time buyers pay stamp duty in Berkshire?
At the Windsor and Maidenhead first-time buyer average of £434,955, a first-time buyer pays £6,748, against £11,748 for a home mover.
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.