The hidden costs of buying a house: what first-time buyers don't expect

Before You Buy: Upfront Costs

Solicitor/Conveyancing Fees: £1,000–£2,500

A solicitor handles the legal side of the purchase — searches, contracts, land registry, and transferring funds. Costs vary by firm and property complexity:

• Budget conveyancer: £800–£1,200 (online, slower, less personal)
• High-street solicitor: £1,200–£2,000 (local, more hands-on)
• Complex purchases (leasehold, new-build, shared ownership): up to £2,500
• Disbursements (local authority searches, land registry fees): £250–£400 extra

Survey: £300–£1,500

A survey checks the physical condition of the property. There are three main types:

• Mortgage valuation (£0–£300): Required by the lender, but only confirms the property is worth what you're paying. Not a proper survey — doesn't check for problems
• HomeBuyer Report (£400–£700): The most popular choice. Covers structure, damp, subsidence, and flags issues, but doesn't look behind walls or under floors
• Full Building Survey (£600–£1,500): The most thorough. Recommended for older properties, unusual construction, or if you're planning major work

Mortgage Fees: £0–£2,000

• Arrangement fee: £0–£1,000 — some of the best rates come with higher fees. You can often add this to the mortgage, but you'll pay interest on it
• Booking fee: £0–£250 — less common now, but some lenders still charge
• Mortgage broker fee: £0–£500 — some brokers charge you directly, others are paid by the lender

Stamp Duty: £0–£12,500+

First-time buyers pay no stamp duty on properties up to £300,000. Above that:

• £300,001–£500,000: 5% on the amount above £300,000
• Above £500,000: No first-time buyer relief available

Non-first-time buyers pay stamp duty from £125,001. Use our stamp duty calculator to see your exact bill.

During the Move: One-Off Costs

Removal/Moving Costs: £300–£2,000

• DIY with a van hire: £100–£300
• Professional removals (local): £500–£1,000
• Professional removals (long distance, large house): £1,000–£2,000+
• Packing service: £200–£500 extra

Immediate Repairs and Improvements: £500–£5,000+

Even a property in good condition often needs work before or shortly after you move in:

• Painting/decorating: £500–£2,000 (or £100–£300 DIY)
• New locks: £100–£200 (always change them)
• Deep clean: £200–£400 professional
• Appliances (if not included): £500–£2,000 for washing machine, fridge, cooker
• Curtains/blinds: £200–£800

Furniture: £1,000–£5,000+

If you're moving from a rented furnished flat, you may need everything from sofas to beds. Even moving from an unfurnished rental, you'll likely need items for extra rooms.

Ongoing Costs Renters Don't Pay

Buildings Insurance: £150–£500/year

Required by your mortgage lender. Covers the structure of the property against fire, flood, subsidence, and other damage. Not to be confused with contents insurance (which renters also need).

Maintenance and Repairs: 1–2% of Property Value/Year

This is the big one that catches people out. As a homeowner, there's no landlord to call:

Service Charge and Ground Rent (Leasehold Only)

If you buy a flat or leasehold house:

• Service charge: £1,000–£5,000/year — covers building maintenance, communal areas, insurance
• Ground rent: £0–£500/year (new leases from 2022 should be peppercorn/zero)
• Major works: You can be hit with bills of £5,000–£20,000+ for roof replacement, cladding, or structural repairs to the building

Council Tax: £1,200–£3,500+/year

You're likely already paying this as a renter, but it's worth checking the band of your new property. Moving from a Band B flat to a Band D house could add £500–£1,000/year to your outgoings.

Higher Energy Bills

Houses are typically more expensive to heat than flats. A 3-bed semi will cost more to heat than a 1-bed flat. Check the EPC rating before you buy — an E-rated home could cost £500–£1,000/year more to heat than a C-rated one.

The Full Picture: Total First-Year Costs

How to Budget for It All

1. Save beyond your deposit — aim for deposit + £5,000 buffer for buying costs and early expenses
2. Start a maintenance fund — put 1% of your property value per year into a savings account. You'll be glad it's there when the boiler dies
3. Get quotes early — before exchanging contracts, get estimates for any work flagged in the survey
4. Negotiate — if the survey reveals issues, negotiate a price reduction rather than walking away
5. Don't furnish all at once — prioritise essentials and fill the rest over time. Your bank account will thank you

The Bottom Line

The deposit gets all the attention, but it's typically only 70–80% of what you'll actually spend in year one. Budget an extra £3,000–£5,000 minimum for buying costs, and keep a healthy emergency fund for the inevitable maintenance surprises.

None of this should put you off buying — it's still one of the best long-term financial decisions most people make. But going in with your eyes open means fewer nasty surprises and less financial stress.

Use our stamp duty calculator to check your exact stamp duty bill, or try the mortgage calculator to see your monthly repayments.