TL;DR
How much cash do you need to buy a property?
You need at least the deposit plus money for costs a mortgage will not normally cover: tax, solicitor, searches, survey, product fees, insurance and moving.
The amount depends on price, the UK nation, buyer status, property type and mortgage. Use the calculators below for estimates, replace them with real quotes before you offer, and keep a separate buffer for repairs and the first months after completion.
Calculators and tools
Mortgage calculator
Monthly repayment, loan-to-value (LTV), interest and total mortgage cost.
How much can I borrow?
Income, commitments and lender affordability.
Stamp Duty calculator
SDLT for England and Northern Ireland.
Overpayment calculator
Possible effect on interest and mortgage term.
BTL rental calculator
Gross yield, costs and monthly cash flow.
Maximum BTL loan
Estimate from rent, interest cover ratio (ICR), stress rate and LTV.
Find a solicitor
Compare partner tools and understand conveyancing scope.
Buying costs checklist
- Deposit
- Mortgage product fee
- Valuation fee
- Solicitor / conveyancer fees
- Searches
- Survey
- Stamp Duty / LBTT / LTT
- Broker fee if applicable
- Buildings insurance
- Removals
- Leasehold costs if applicable
- Cash buffer after completion
Costs by buyer type
First-time buyer
Deposit, affordability and the full cash needed to buy. First-time buyer relief exists for SDLT (England and Northern Ireland) and LBTT (Scotland), but not for LTT in Wales.
Home mover
Sale timing, equity deposit, tax and the costs of two transactions.
Remortgage / capital raising
Product fee, valuation, legal work and possible early repayment costs.
Buy to Let investor
Larger deposit, higher purchase-tax rates for additional properties (SDLT higher rates, the Scottish Additional Dwelling Supplement or higher LTT rates in Wales), rental stress testing, compliance and tax.
Shared Ownership buyer
Share purchase, mortgage, rent and service charge. In England and Northern Ireland you can usually choose to pay SDLT in stages or in one go on the full market value (a market value election). Ask your solicitor which suits you.
Additional property buyer
Higher purchase-tax rates usually apply to additional properties in every UK nation. Separately, buyers who are not UK resident usually pay a 2% SDLT non-resident surcharge in England and Northern Ireland, even on their only property. Plan a larger contingency.
Property purchase taxes across the UK
England & Northern Ireland
Stamp Duty Land Tax (SDLT). Official rules: GOV.UK – Stamp Duty Land Tax.
Scotland
Land and Buildings Transaction Tax (LBTT). Official rules: Revenue Scotland – LBTT; calculator: Revenue Scotland LBTT calculator.
Wales
Land Transaction Tax (LTT). Official rules: Welsh Revenue Authority – LTT; calculator: LTT calculator.
Our Stamp Duty calculator covers SDLT in England and Northern Ireland only. If you are buying in Scotland or Wales, use the official LBTT or LTT calculator.
Example purchase budget: £300,000
This is not a quote or minimum required budget. Replace every figure other than price and deposit with real quotes and the correct tax calculation.
- Property price
- £300,000
- Illustrative 10% deposit
- £30,000
- Mortgage
- £270,000
- Solicitor, searches and Land Registry
- Check quote
- Survey / valuation
- Depends on report level
- SDLT / LBTT / LTT
- Calculate for nation and status
- Post-completion buffer
- Separate from costs
Frequently asked questions
How much cash do I need to buy a house in the UK?
You need the deposit plus separate money for tax, legal work, survey, mortgage fees, insurance and moving. The exact budget depends on price, location, buyer status and property, so price each item before offering.
Are solicitor fees paid upfront?
Firms often request money for searches and disbursements at the start, with the balance due before completion. The schedule and refund terms depend on the provider, so check the itemised quote.
Can buying costs be added to the mortgage?
Stamp Duty, solicitor fees, searches and surveys normally have to be paid from your own money. Some lenders let you add the product fee to the loan, but you then pay interest on it and borrow more against the property. Check the terms of the specific mortgage before you rely on this.
Is Stamp Duty always payable?
No. The amount can be zero below the relevant threshold or where relief applies. England and Northern Ireland, Scotland and Wales use different taxes, and buyer status changes the calculation.
Do I need money left after completion?
Keeping a separate emergency buffer is prudent. Repairs, utilities, Council Tax, service charge, insurance and essential furniture can arise soon after collecting the keys.
What costs are different for Buy to Let?
Buy to Let often requires a larger deposit and may attract higher purchase tax, as well as mortgage and valuation fees. Allow separately for any required landlord licence, safety checks, letting or management fees, repairs and periods without a tenant. Tax treatment depends on your ownership structure and circumstances, so obtain qualified tax advice.
What costs are different for leasehold flats?
Leasehold flats can involve service charges for maintaining shared areas, ground rent where applicable and fees for information supplied by the managing agent. The extra legal checks can also increase conveyancing costs. Ask your solicitor about the lease, current liabilities and planned major works, because these can affect your ongoing budget as well as the purchase cost.