Buying a house costs £38,748 for a property costing the UK average house price of £292,000. The majority of this cost is the deposit, but it also includes conveyancing, surveying, and removal company fees. You should also keep in mind that the property size and location will impact the total amount.
To make life a bit simpler during this time, we've pulled together a full breakdown of what you're likely to spend. We'll explain why these costs exist, what they cover, and also highlight some unexpected expenses you may not have planned for.
Calculate Your Home Buying Costs
Use our cost of moving house calculator to get a clearer idea of what you can expect to pay for services such as conveyancing, surveying and removals.
House Buying Costs Summary
Here is a quick overview of the costs of buying a house in 2025:
| Buying House Costs | Fees |
|---|---|
| Stamp Duty | £4,600 |
| Deposit (10% of property value) | £29,200 |
| Conveyancing Fees | £717-£1,738 |
| Conveyancing Disbursements | £1,123.50 |
| Valuation Report | £220-£520 |
| Surveying | £290-£1,124 |
| House Removals | £506-£1,914 |
| Postal Redirection | £41.50-£87 |
| Building Insurance | £242.35 |
These costs are based on the average UK property price of £292,000. Actual costs will vary depending on the property type, size, and additional services required.
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Buying a Home Costs
Below we break down of the costs involved with buying a house in 2025:
Stamp Duty
Cost: 0%-12% of the property's value
Stamp Duty Land Tax (SDLT) is one of the main costs when purchasing a property over £125,000 or a second home in England and Northern Ireland.
Stamp Duty must be paid to HMRC within 30 days of completion of contracts, usually by your solicitor. First-time buyers do not have to pay tax on properties costing up to £300,000.
For a main residence costing £292,000, Stamp Duty would be £4,600.
| House Price | Stamp Duty Rate | Second Home Stamp Duty Rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 - £250,001 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| £1.5 million+ | 12% | 17% |
*Data taken from Gov.UK
Stamp Duty can vary a lot depending on the price of the property and your circumstances. This table shows what you might pay across typical price brackets, whether you're moving home, buying your first property, or investing in a second home:
| Average House Price | Stamp Duty Cost for Moving Home | Stamp Duty Cost for First Time Buyer Cost | Stamp Duty for Second Home Cost |
|---|---|---|---|
| £62,500 | £0 | £0 | £3,125 |
| £187,501 | £1,250 | £0 | £10,625 |
| £587,501 | £19,375 | £19,375 | £48,750 |
| £1,212,501 | £65,000 | £65,000 | £125,625 |
| £1,500,001 | £93,750 | £93,750 | £168,750 |
Use our stamp duty calculator for a more accurate estimate.
Scotland
You must pay Land and Buildings Transaction Tax (LBTT), which applies to all properties over £145,000. For a property worth £292,000, you would pay £4,200.
Wales
Land Transaction Tax (LTT) applies to properties over £225,000, resulting in £4,020 for a property worth £292,000.
Deposit
Cost: £29,200 (for the average UK property price of £292,000)
When buying a house with a mortgage, typically a deposit of 10% is required.
You can use a larger deposit depending on your financial situation. The loan-to-value (LTV) ratio of your mortgage will vary depending on the deposit percentage you choose to use. If you're paying for the property outright in cash, you won't need to pay a deposit.
Here are some deposit examples based on house prices:
| Property Value | Deposit Cost (10%) |
|---|---|
| £100,000 | £10,000 |
| £300,000 | £30,000 |
| £500,000 | £50,000 |
| £750,000 | £75,000 |
| £1,000,000 | £100,000 |
If you’re unsure how much deposit you’ll need, or want help comparing mortgage options, it’s worth speaking to a mortgage broker. At Compare My Move, we can connect you with up to 5 local mortgage brokers who can help you find the right deal.
Conveyancing Fees and Disbursements
Conveyancing Fees: £717-£1,738
Conveyancing Disbursements: £1,123.50
A conveyancer will handle the legal aspects of your house purchase, ensuring all documents have been completed correctly and payments are transferred on your behalf.
Conveyancing fees are usually fixed, but they scale with the value of the property you’re buying. In addition to solicitor fees, homebuyers must also pay disbursements:
| Disbursement | Average Cost* |
|---|---|
| Conveyancing searches | £290 |
| Land Registry fees | £30-£1,105 |
| Anti-money laundering checks | £6 |
| Bank transfer fee | £40 |
| Mortgage property supplement fee | £220 |
Valuation Report
Cost: £220-£520
A RICS Valuation Report is required for mortgage applications to confirm that you are paying the correct amount for the property. The average valuation report fee is £452. Some providers include these fees when applying for a mortgage or as part of a RICS Home Survey, while others will charge additionally.
Here are some examples of average costs based on property prices:
| Property Value | Average Cost |
|---|---|
| Up to £100,000 | £220 |
| £200,001 to £300,000 | £312 |
| £400,001 to £500,000 | £490 |
| £600,001 to £700,000 | £520 |
Surveying
Cost: £290-£1,124
While not legally required, a RICS Home Survey provides a clear idea of the property's condition and advises on any maintenance required.
Here are the different property survey types to consider and their costs:
| Survey Type | What is Covered | Average Cost |
|---|---|---|
| RICS Home Survey Level 1 | Basic survey and report for properties under five years old with a good general condition. | £290-£560 |
| RICS Home Survey Level 2 | Internal and external inspection for properties under 50 years old in a reasonable condition. Detailed report of the findings. | £376-£886 |
| RICS Home Survey Level 3 | Detailed internal and external inspections of properties over 50 years old or with significant alterations. Detailed report of the findings and advice on fixing major issues. | £446-£1,124 |
| Snagging Survey | New build properties before the exchange of contracts to highlight any defects that need to be resolved before the buyer moves in | £300-£600 |
House Removals
Cost: £409-£1,914
Hiring a removal company will cost an average of £1,350*. Costs vary based on the removals company, your location, and the move distance. Packing services and furniture dismantling, and reassembling are charged additionally.
| Size of Move | Cost of Removal Company |
|---|---|
| 1-bedroom | £409 |
| 2-bedroom | £801 |
| 3-bedroom | £1,229 |
| 4-bedroom | £1,914 |
You should book a removals company 4 to 6 weeks before your move.
Mail Redirection
Cost: £41.50-£87
The Royal Mail charges £41.50 per person for the redirection of mail within the UK for three months. Mail redirection is per surname. If you are moving with someone who has a different surname, they must also pay for redirection.
| Length of Redirection | Redirection Cost |
|---|---|
| Up to 3 months | £41.50 |
| Up to 6 months | £61 |
| Up to 12 months | £87 |
*Data taken from Royal Mail
Building Insurance
Cost: £242.35*
You’ll need to purchase building Insurance policy before exchanging contracts. This is usually split into two categories, contents and buildings insurance.
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Are There Hidden Costs When Buying a Home?
While we've covered the major expenses involved in buying a property, there are several additional or “hidden” costs that can catch buyers off-guard. These may include:
- Redecorating your new home
- Purchasing new furniture and white goods
- Parking permits for the new property (if applicable)
- Potential changes to bills, council tax and utility costs
- DIY or touch-ups on your current property before selling (if applicable)
- Professional cleaning costs of previous property (if applicable)
- Storage costs
Not every buyer will face all of these expenses, but it's wise to be prepared. As a general rule, you should set aside 5–10% of your overall moving budget to cover hidden or unexpected costs.
For instance, if your estimated home-buying costs, including your deposit, Stamp Duty, legal fees, and moving expenses, come to £40,000, it’s sensible to have an additional £2,000–£4,000 as a buffer to cover these extra expenses.
Finding a Conveyancer
At Compare My Move, we can connect you with up to 6 conveyancers to save you up to 70% on your conveyancing costs. All our conveyancing partners have passed our strict verification process for your peace of mind. This means they are all regulated by either the SRA, CLC, LSS, LSNI or CILEx.
Need a Surveyor?
Once you've found a conveyancer, you may need the help of a RICS property surveyor. Simply fill in our integrated conveyancing and surveying comparison form to get connected today. We will then connect you with local conveyancers and surveyors to help you save on your costs.
*Based on the average service costs for Compare My Move users. See how our data works.
