HomeBuyingCosts Guide
How Much Cash Do I Need to Buy?
Written and reviewed by James Whitfield · Updated 2026-02-17 · 6 min read
Checked against 2026/27 HMRC, Revenue Scotland & HM Land Registry rates · Editorial standards · Methodology
Move beyond deposit-only planning with a complete cash requirement model for realistic purchase decisions.
Key takeaways
Your real cash requirement is deposit plus stamp duty plus completion costs — not the deposit on its own. On a £350,000 home with a 10% deposit, that's around £35,000 deposit, £7,500 stamp duty1 and roughly £2,500–£3,500 of fees: call it £45,500 to be safe.
A clear, worked cash-to-completion breakdown so nothing lands as a surprise in the final fortnight, plus the costs first-time buyers most often forget.
Worked examples — home mover typical fees
| Price | England/NI tax | Scotland tax | Wales tax |
|---|---|---|---|
| £300,000 | £5,000 | £4,600 | £4,500 |
| £500,000 | £15,000 | £23,350 | £18,000 |
| £750,000 | £27,500 | £48,350 | £36,750 |
Worked example: a £350,000 home, 10% deposit
Here's the cash a typical first mortgaged purchase actually needs before you get the keys:
| What you pay | Amount |
|---|---|
| Deposit (10%) | £35,000 |
| Stamp duty (home mover) | £7,500 |
| Conveyancing / solicitor | £1,000–£1,800 |
| Searches & disbursements | £250–£450 |
| HM Land Registry fee | £150 (scale) |
| Survey (Level 2) | £400–£700 |
| Mortgage / valuation fee | £0–£1,500 |
| Total cash to completion | ≈ £45,500 |
A first-time buyer at this price pays only £2,500 stamp duty, dropping the total by £5,000.2 Land Registry fee is an official scale.6
So the honest number is around £45,500, not the £35,000 deposit people fixate on. The tax and fees together nearly match a fifth of the deposit again.
The costs people forget
• Searches. Local authority, water and environmental searches run £250–£450 and your lender won't complete without them.
• The mortgage valuation vs a survey. The lender's valuation protects the lender, not you. A Level 2 survey (£400–£700) is the one that finds the damp and the dodgy roof.
• Removals and the first month. Van hire, overlap on rent or bills, and immediate essentials aren't 'buying costs' but they're real cash in the same fortnight.
• Leasehold extras. Notice fees, deed of covenant and the first ground rent/service charge can add several hundred pounds on a flat.
How much deposit you actually need
Most lenders want at least 5%, but 10% opens up far better rates and 15–20% gets you the sharpest deals. A bigger deposit cuts both your monthly payment and, at some price points, your loan-to-value band.
Don't drain every account to hit a bigger deposit and leave nothing for fees and contingency. Lenders like to see you're not completely cleaned out on day one.
Build in a buffer
Hold back £1,000–£2,000 beyond the minimum. Valuations come in low, chains wobble, and a survey can turn up a £500 problem you'll want fixed before you move. A thin completion budget is where buying gets stressful.
Run your own numbers with the calculator, then confirm the tax and fees against your solicitor's completion statement before you commit.6
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Frequently asked questions
How much cash do I need to buy a house?+
Deposit plus stamp duty plus fees. On a £350,000 home with 10% down, roughly £45,500 — £35,000 deposit, £7,500 tax and about £3,000 of costs.1
What costs come on top of the deposit?+
Stamp duty, conveyancing, searches, a Land Registry fee, a survey and any mortgage fees — typically £2,500–£3,500 of fees plus the tax.
Do first-time buyers need less cash?+
Usually yes — the stamp duty is lower (nothing up to £300,000), but the fees are the same.2
What's the minimum deposit?+
Most lenders require at least 5%, but 10% or more unlocks better interest rates.
Should I keep money back after completion?+
Yes — £1,000–£2,000 of contingency covers late valuation, survey and lender surprises without derailing the purchase.
Are my costs fixed?+
No. Legal, search, survey and lender fees vary by firm and property. Get quotes early and confirm the total on your completion statement.6
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 — SDLT residential property rates www.gov.uk/stamp-duty-land-tax/residential-property-rates Current band-by-band residential SDLT rates for 2026/27.
- GOV.UK — First-time buyers' SDLT relief www.gov.uk/stamp-duty-land-tax/residential-property-rates#first-time-buyers Relief: nil-rate to £300,000, 5% to £500,000, none above £500,000.
- GOV.UK — Higher rates for additional properties www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property The 5% additional-property surcharge and 36-month refund rules.
- Revenue Scotland — Land and Buildings Transaction Tax revenue.scot/taxes/land-buildings-transaction-tax Scottish LBTT residential rates and the Additional Dwelling Supplement.
- Welsh Revenue Authority — Land Transaction Tax rates www.gov.wales/land-transaction-tax-rates-and-bands Welsh LTT residential rates and bands.
- GOV.UK — Pay Stamp Duty Land Tax www.gov.uk/pay-stamp-duty-land-tax Filing the SDLT return and paying within 14 days of completion.
Verified against published UK government guidance. See also Methodology and Editorial standards.
Related guides
Written and reviewed by James Whitfield and the HomeBuyingCosts editorial team.
Stamp duty, LBTT and LTT figures are checked against GOV.UK, Revenue Scotland and GOV.WALES. We explain every cost of buying a home in plain English, with worked examples. Editorial standards · About us