Cost of buying a house in 2026

The information on this page should not be considered as financial advice. If you are unsure what’s right for you, please make sure you speak to a financial adviser.

With house prices, mortgage rates and moving costs continuing to shift, understanding the true cost of buying a property in 2026 is more important than ever.

Whether you’re a first-time buyer or moving up the property ladder, being aware of the full range of expenses can help you budget realistically and make confident financial decisions.

In this guide, we’ll break down the key costs you’ll need to consider when buying a house — from deposits and mortgage fees to surveys, conveyancing, and moving day expenses.

We’ll also look at how these costs are changing, what factors can affect them, and practical ways to plan ahead. 

Cost of buying a house in the UK 

Buying a house can be daunting. But being informed on what costs you can face during the process can help you feel more prepared and less worried.

While the property’s price tag grabs most of the attention, there’s much more to consider when working out how much you’ll actually spend.

From deposits and legal fees to surveys, removals and insurance, the true cost of buying a house in 2026 can be thousands of pounds more than you expect.

This guide breaks down everything you need to know — helping you plan, budget, and approach your UK home purchase with confidence.

What does the cost of buying a house include?

It’s very easy to underestimate the cost of buying a home. With hidden and surprise costs lurking around every corner, knowing what costs can crop up helps you be better prepared to make the right choices.

Deposit and mortgage fees

The largest upfront cost is your deposit, typically 10% of the property’s purchase price, but can be as low as 5% in some cases according to Lloyds Bank. For example, a 10% deposit on a £300,000 home would be £30,000.

On top of that, most lenders charge mortgage fees like:

• Booking or arrangement fees (often £100 - £200 for the booking fee and £1,000 - £2,000 arrangement fee according to MoneyHelper).
• Valuation fees, to confirm the property’s worth.
• Broker fees, if you use a mortgage adviser.

Some lenders let you add these fees to your mortgage, but doing so means you’ll pay interest on them over time.

Valuation, survey and conveyancing costs

A valuation is required by your mortgage lender, but you might also choose a more detailed home survey to assess the property’s condition.

• Basic valuation: £150–£800 according to Zoopla.
• Homebuyer’s report: £400–£1,000 according to the Homeowner’s Alliance.
• Full structural survey: £600–£1,500 according to Checkatrade.

You may also need a conveyancer or solicitor to handle the legal side of the purchase — from contracts and searches to transferring funds. Expect to pay around £800–£1,500, according to the Homeowner’s Alliance.

Stamp Duty and other legal fees

In England and Northern Ireland, Stamp Duty Land Tax (SDLT) applies to homes costing over £250,000 (as of 2025).

First-time buyers get relief on properties up to £425,000.

Scotland and Wales have their own systems — Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT) respectively.

Other legal expenses can include:

• Land Registry fees (£150 – £330, depending on property value according to Gov.uk).
• Search fees (typically £250–£300, according to Zoopla).

Removal services and relocation expenses

Moving day costs can vary widely depending on distance, volume and timing.

Professional removals can range from £400 for a small move to £1,500+ for larger properties. You might also need to budget for:

• Packing materials and boxes.
• Storage (if there’s a gap between moves).
• Cleaning costs for your old or new home.

Insurance, utilities and setup costs

You’ll need buildings insurance from the moment contracts are exchanged with most mortgage lenders requiring this. Other initial costs include:

• Contents insurance, to protect your belongings.
• Energy, broadband and water setup fees.
• Mail redirection and other administrative charges.

Maintenance, repairs and bills

Once you’ve settled in, your home will bring ongoing costs — like council tax, utilities, and general maintenance. Industry estimates suggest you should budget around 1% of your property’s value each year for maintenance and repairs.

Regular expenses include:

• Heating, electricity and water bills.
• Routine upkeep (painting, garden care, appliance servicing).
• Emergency repairs (boiler, plumbing, roof issues).

Life and home insurance considerations

To protect your investment and loved ones, it’s worth considering life insurance alongside your mortgage. A policy could help your family financially to pay off the mortgage if you were to pass away.

You might also want to consider income protection or critical illness cover — giving you peace of mind that you can keep up with payments if your circumstances change.

Income Protection only provides cover in the event you can’t work because of an illness or injury. It’s designed to cover most of your income for a set time period.

Critical Illness typically covers a specified number of critical conditions and illnesses and pays out on diagnosis of meeting one of the specified definitions. This is often offered alongside Life Insurance, as Life and Critical Illness.

To consider these products, you should always seek financial advice to choose cover that best meet your needs and personal circumstances.

The difference between price and total cost

When people talk about the cost of buying a house, they often think of the sale price alone. But in reality, that’s just the start.

Alongside your deposit and mortgage, there are a range of additional expenses you’ll need to pay before, during and after the purchase — such as surveys, conveyancing fees, Stamp Duty and moving costs.

These can easily add up to 10–15% of your home’s value, depending on the property and location. Understanding these costs upfront can help you avoid financial surprises later on.

Budget for more than the deposit

Your deposit is only one piece of the puzzle. If you focus solely on saving enough for the deposit, you might struggle to cover other costs when it comes to completion.

Factoring in every element — from solicitor fees to utility setup — means you’ll have a more realistic view of your affordability and can manage your cash flow more comfortably.

How much should you budget in 2026?

A good rule of thumb is to set aside 10–15% of your home’s purchase price to cover all the extra costs associated with buying. For example:

• On a £250,000 home, you might need an extra £25,000–£37,500.
• On a £400,000 home, around £40,000–£60,000.

This includes your deposit, legal fees, Stamp Duty, moving costs and other expenses.

Factors that could affect costs in 2026

Several factors may influence how much you’ll pay in 2026:

• Interest rates and mortgage product changes.
• Inflation affecting fees and materials.
• Regional price variations in conveyancing and removals.
• Government schemes or tax thresholds updating.

Keeping an eye on market changes can help you plan your timings and budget more effectively.

Tips to manage or reduce home-buying costs

Keeping costs down starts by being aware of grants, schemes and tools available to you. Here are some pointers to bear in mind.

Government schemes and first-time buyer reliefs

If you’re buying your first home, you may qualify for help from government-backed schemes such as:

• First Homes Scheme – offering discounts on new builds.
• Shared Ownership – allowing you to buy a portion of a home and pay rent on the rest.
• Lifetime ISA – offering a 25% bonus on savings towards your first property.

Check eligibility before you start saving or searching — these schemes can make a significant difference to your upfront costs.

Smart ways to save and plan ahead

A few small steps can help you reduce the cost of buying:

• Compare mortgage deals to find the lowest fees and rates.
• Request multiple quotes for conveyancing and removals.
• Move outside peak seasons to lower moving costs.
• Budget for contingencies — a little buffer goes a long way.

Save for your house with help from LV=

If you’re planning to buy a house in 2026, LV= can help you make your money work harder.

From ISAs and investment options to pension advice and annuities, our experts can guide you through the best ways to grow and manage your savings to reach your home-buying goals.

Learn more by contacting us today to see how we can help you take the next step towards your new home.