First-Time Buyer Costs on a £1,475,000 Home in England / Northern Ireland (2026/27)

First-time buyer costs on £1,475,000

Pre-filled for first-time buyer assumptions so you can compare against mover and second-home cases quickly.

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Cost categories at this price

Keep tax and non-tax costs separate first, then use the combined all-in total for offer and completion planning.

• Stamp duty / property tax: £91,250 under the selected nation and buyer type.
• Conveyancing fees: currently £1,200 (editable in the calculator).
• Survey and mortgage costs: £500 survey + £999 lender fee assumptions.
• Total upfront cash needed before completion: £93,949 all-in estimate for this scenario.

What changes at this threshold?

Compare nearby price brackets with the same assumptions to see how tax and all-in totals move.

• £925,001 to £1,500,000 contributes £55,000 at 10.0% in this scenario.
• £250,001 to £925,000 contributes £33,750 at 5.0% in this scenario.
• First-time buyer assumptions can materially reduce total tax at some price ranges, so compare against moving-home before bidding.

How to use this page well

This page is designed for relief-aware budgeting before offers are agreed. It preloads first-time buyer assumptions so you can compare relief outcomes quickly without rebuilding the scenario from scratch.

Before relying on the result, check the relief conditions that apply to your purchase and buyer status. A quick comparison against the moving-home page for the same price is a useful sanity check.

At higher values, small price changes can move tax materially. A strict all-in ceiling is often more useful than a headline offer limit.

Practical checks before you offer

• Run the same price with a different buyer type before finalising your offer strategy.
• Keep fee assumptions realistic and update them as quotes arrive rather than waiting until exchange.
• Use the city and county pages for local-intent comparisons, but verify final figures with your conveyancer before completion.

Understanding the costs on a £1,475,000 purchase

The headline stamp duty figure is only part of what you need to have available at completion. On a £1,475,000 property, the all-in total is £93,949 once you add legal fees, your survey and any mortgage arrangement fee. That is the figure your solicitor will need you to have cleared and ready — not the deposit figure your mortgage lender quotes, and not just the tax.

Stamp duty (or LBTT in Scotland, LTT in Wales) is charged in progressive bands — only the slice of the price in each band is taxed at that rate, not the whole purchase price. So on a £1,475,000 property, the effective tax rate is 6.19%, which is lower than the headline marginal rate of 10.0% that applies to the top slice of the price.

Conveyancing fees cover your solicitor's legal work from instruction through to completion — title searches, Land Registry registration and the actual SDLT/LBTT/LTT submission to HMRC or Revenue Scotland. Quotes vary quite a bit depending on the property type, leasehold complications and the solicitor's location. The default of £1,200 used here is a reasonable mid-range estimate; open the advanced fee editor and replace it with a real quote before making any final budget decisions.

What the effective rate actually means

An effective rate of 6.19% means that across the whole £1,475,000 purchase price, 6.19% goes to property tax. The marginal rate of 10.0% is what applies to the last pound of the price — useful to know when deciding whether to negotiate a price just below a band boundary (for example, £250,000 versus £250,001 in England, where crossing the threshold adds a significant tax step for non-first-time buyers).

Checklist before you exchange

• Confirm you have the all-in completion sum (£93,949) available as cleared cash — not just the deposit your mortgage lender requires.
• Check whether you qualify as a first-time buyer under HMRC's definition; if you have ever owned a residential property anywhere in the world, FTB relief does not apply.
• If you own other property, confirm whether the 5% additional-property surcharge applies (England and Northern Ireland from October 2024). The surcharge is on the full purchase price and can be refunded within 12 months if your previous main residence is sold.
• Get your conveyancing quote in writing before exchange — fees can vary by £500–£1,000 depending on the firm and any leasehold complexity.
• Ask your mortgage broker whether there is a free valuation or cashback that offsets the arrangement fee, as this changes the net mortgage cost used in the all-in total.

FAQ

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