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 | £75,000 | 2.0% | £1,500 |
| Total | £200,000 | — | £1,500 |
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.
Moving-home costs on £200,000
Standard home-mover assumptions with clear tax-slice visibility and full cost totals.
Share URL: /results?price=200000...
At a glance
- Property tax total: £1,500
- Fees total: £2,699
- All-in total: £4,199
- Effective tax rate: 0.75%
- Marginal tax rate: 2.0%
- Most tax comes from £125,001 to £250,000 at 2.0% (£1,500).
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.
Moving to a £200,000 home: buying and selling together
A home mover usually has a sale as well as a purchase. In Compare My Move's 2026 quotes, buying a freehold at this price averaged £1,140 and selling a freehold averaged £887, so two separate instructions come to about £2,027. Buying and selling with the same firm averaged £2,334.
Ask firms to quote both sides together, and check whether each figure includes VAT, searches and the Land Registry fee.
| Cost | Budget |
|---|---|
| Stamp Duty (home mover) | £1,500 |
| Conveyancing, buying and selling | £2,334 together, or £2,027 as two separate quotes |
| Survey (RICS Level 2) | £400 to £600 |
| Mortgage fees | £0 to £2,050 |
| Removals (average) | £1,080 |
| Total, excluding the estate agent and the deposit | £5,314 to £7,257 |
Conveyancing and removals from Compare My Move; survey and upper mortgage fees from HomeOwners Alliance. Estate agent commission is agreed with your agent and is not included.
Source: Compare My Move: average conveyancing fees · Compare My Move: cost of moving house
Stamp Duty for a home mover at £200,000
Replacing your main home at £200,000 costs £1,500 in Stamp Duty, 0.75% of the price. Movers pay the standard bands: in the table each part of £200,000 is taxed at its own rate.
In negotiation, £1,000 off is worth £20 of tax and £1,000 more costs £20.
| Band | Rate | Part of £200,000 | Tax |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £75,000 | £1,500 |
England and Northern Ireland, 2026/27, standard rates for a replacement main home.
Completing on £200,000 before your old home sells
If your sale is not complete on the day you buy, you will own two homes for a while, so the purchase is taxed at the higher rates: £11,500 at £200,000, which is £10,000 more than the £1,500 a mover normally pays.
That £10,000 comes back if you sell the old main home within 3 years of buying this one. Claim it from HMRC within 12 months of the sale, or of the filing date of the return if that is later. Completing the sale and the purchase on the same day avoids paying it at all.
Moving up or down from £200,000
A mover's Stamp Duty depends only on the price of the new home, not on what the old one sold for. Moving to a home £25,000 or £50,000 either side of £200,000 changes the tax like this:
| New home price | Stamp Duty | Against £200,000 |
|---|---|---|
| £150,000 | £500 | -£1,000 |
| £175,000 | £1,000 | -£500 |
| £200,000 (this page) | £1,500 | - |
| £225,000 | £2,000 | +£500 |
| £250,000 | £2,500 | +£1,000 |
Home mover, England and Northern Ireland, 2026/27.
Land Registry fee on a £200,000 move
Registering your new home at £200,000 with HM Land Registry costs £100 through the portal or £230 by post (the £100,001 to £200,000 fee band).
It is part of the £1,140 average buying quote only if your conveyancer includes it; ask for it as a separate line.
Mortgage on a £200,000 move
If your sale releases equity, it usually becomes the deposit on the £200,000 home. The table shows a 25%, 40% and 60% deposit with the mortgage and an example monthly cost; remember the tax and fees come out of the same equity first.
| Deposit from your sale | Mortgage | Example repayment |
|---|---|---|
| 25% (£50,000) | £150,000 | £805 a month |
| 40% (£80,000) | £120,000 | £644 a month |
| 60% (£120,000) | £80,000 | £429 a month |
Monthly repayments use an example 5% rate over 30 years, capital and interest. They are not a quote: your lender's rate and term set the real figure.
Moving to a £200,000 home in Scotland or Wales
The tax depends on where the new home is. At £200,000 that is £1,500 of Stamp Duty in England and Northern Ireland, £1,100 of LBTT in Scotland and £0 of LTT in Wales, wherever you are moving from.
Source: Revenue Scotland: Land and Buildings Transaction Tax · Welsh Government: Land Transaction Tax rates and bands
Where movers typically pay £200,000
In August 2026, the average home bought by someone who has owned before cost closest to £200,000 in Cumberland, Dumfries and Galloway and Barnsley, according to HM Land Registry's House Price Index.
In England a home mover pays £1,500 stamp duty at this price; in Scotland the closest match is Dumfries and Galloway (£200,976), where a home mover pays £1,100 LBTT on £200,000; in Wales the closest match is Rhondda Cynon Taf (£189,063), where a home mover pays £0 LTT on £200,000.
319 of 349 council areas have a higher average price paid by former owner-occupiers than £200,000, and 30 a lower one.
| Council area | Nation | Average price paid by former owner-occupiers | Tax on £200,000 for a home mover |
|---|---|---|---|
| Cumberland | England | £199,667 | £1,500 stamp duty |
| Dumfries and Galloway | Scotland | £200,976 | £1,100 LBTT |
| Barnsley | England | £201,212 | £1,500 stamp duty |
| Bolsover | England | £201,593 | £1,500 stamp duty |
| North Lanarkshire | Scotland | £198,314 | £1,100 LBTT |
| North Lincolnshire | England | £201,974 | £1,500 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 £200,000
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 £200,000 home for every price band, each region and what a quote should include.
FAQ
How much stamp duty is there on a £200,000 move?
£1,500 for a home mover replacing their main home in England or Northern Ireland, 2026/27. If the old home is still unsold on completion it is £11,500, with £10,000 refundable once it sells within 3 years.
What does it cost to move to a £200,000 home?
About £3,040 to £5,290 for the purchase, plus selling conveyancing, removals and the estate agent on the home you sell.