Second-home buying costs on £570,000 (2026/27)

Second-home costs on £570,000

Models additional-property treatment and full all-in costs including editable fee assumptions.

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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.

• Additional property surcharge contributes £28,500 at 5.0% in this scenario.
• £250,001 to £925,000 contributes £16,000 at 5.0% in this scenario.
• Additional-property treatment can increase totals sharply at the same price, so stress-test offers before committing.

How to use this page well

This page is designed for additional-property surcharge stress-testing. Additional-property treatment can change the total sharply, so this page is useful for buy-to-let and second-home budgeting before offers are submitted.

Use the nearby-price comparison table and test fee assumptions with a contingency buffer. That gives a more realistic completion-cash range than a single point estimate.

In this range, threshold effects usually become more visible, so comparing nearby price points is particularly useful.

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 £570,000 purchase

The headline stamp duty figure is only part of what you need to have available at completion. On a £570,000 property, the all-in total is £49,699 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 £570,000 property, the effective tax rate is 8.25%, which is lower than the headline marginal rate of 5.0% 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 SDLT, LBTT or LTT return to HMRC, Revenue Scotland or the Welsh Revenue Authority. 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.

Average 2026 conveyancing quotes in the £500,001 to £600,000 band were £1,640 for a freehold purchase and £1,780 for a leasehold (Compare My Move), and the Land Registry fee at this price is £295 online. See conveyancing fees on a £570,000 home for every price band, each region and what a quote should include.

What the effective rate actually means

An effective rate of 8.25% means that across the whole £570,000 purchase price, 8.25% goes to property tax. The marginal rate of 5.0% is what applies to the last pound of the price, so it tells you what each £1,000 negotiated off is worth in tax. Because only the part of the price above a threshold is taxed at the higher rate, agreeing a price just under a threshold saves very little tax. The exception in England and Northern Ireland is first-time buyer relief, which is lost on the whole price once it goes over £500,000.

Checklist before you exchange

• Confirm you have the all-in completion sum (£49,699) 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. It can be refunded if you sell your previous main residence within 3 years; claim within 12 months of that sale (or of the SDLT filing date, if later).
• Get your conveyancing quote in writing before exchange, with VAT and every disbursement shown.
• 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