About this calculator
This calculator estimates the cash you need to buy a home and splits it in two: the deposit, which becomes your equity, and the buying costs you won't get back.
Every unknown cost is estimated for you. You can edit any figure under 'Edit assumptions'.
How the calculation works
Cash needed = deposit + property tax + legal and searches + survey + upfront mortgage fees + moving + other.
If you add the arrangement fee to your mortgage it leaves your cash figure and is added to the loan instead — you pay interest on it.
Worked examples
First-time buyer costs on a £300,000 home
10% deposit £30,000 plus £5,566 of buying costs = £35,566 cash needed.
Hidden costs of buying a house
Searches, Land Registry fees, a survey, mortgage valuation and booking fees and removals add up quickly — often more than people expect, even when no tax is due.
Cash buyer on £250,000 moving home
No mortgage fees, but Stamp Duty of £2,500 still applies.
What changes the result?
- Property tax — usually the biggest cost.
- Survey level.
- Mortgage fees and how you pay them.
- New build snagging survey.
Common mistakes
- Counting the deposit as a cost — it's your equity.
- Forgetting moving costs.
- Adding fees to the mortgage without noticing you'll pay interest on them for years.
Frequently asked questions
What are the costs of buying a house?
Deposit, property tax, conveyancing, searches, survey, mortgage fees and removals.
Is the deposit a cost?
No. It becomes equity in your home. We show it separately.
How much are conveyancing fees?
Quotes vary widely. We start with an editable planning estimate.
Should I add fees to my mortgage?
It saves cash today but you'll pay interest on the fee over the term.
Do first-time buyers pay less?
Often, because of Stamp Duty relief in England and LBTT relief in Scotland.