What this page is based on
Trust and data notes
- ReviewedFigures and official sources were substantively reviewed on 19 July 2026. Numerical examples use calculator data version 2026.07.1.
- How to read the figuresOfficial charges and estimate-led costs are shown separately so buyers can see which parts of the total are fixed rules and which parts are planning ranges.
- When to double-checkFigures are guidance only. Buyers should check important numbers with their solicitor, lender or the relevant official authority before making financial decisions.
- Source styleThis page includes official-rate references and linked source notes where applicable.
Official reference points used on this page include HMRC SDLT residential property rates and Revenue Scotland LBTT residential rates and bands.
At a glance
Key facts buyers should know first
Core non-tax transaction costs
£2,235 to £4,935 for the stated £300,000 England home-mover case
Deposit and property tax
Excluded from the hidden-cost range and calculated separately
Moving and insurance
Separate optional planning scope
Furnishing and contingency
Separate, adjustable allowances
Trust note
Official-rate items vs estimate-led items
TrueHomeCosts separates published rates from market-based assumptions so buyers can see which figures are official and which ones are planning estimates.
Official or published-reference items
- property tax
- published registration fee scales where applicable
Estimate-led items
- legal quotes
- search packs
- survey costs
- mortgage costs
- indemnity policies
- moving expenses
How labels are used across the site
Official charge: based on published tax bands or fee scales.
Lender charge: fees tied to mortgage products, valuations or broker work.
Solicitor/conveyancing estimate: legal work and disbursement planning ranges.
Market estimate: surveys, moving, furnishing or other provider-led costs.
Optional cost: useful for planning, but not required on every purchase.
Situation-dependent cost: applies only to some properties or buyer types.
Plan the full picture
Use this guide with the right follow-up pages
Start with the homepage calculator to test your own numbers, then compare this topic with Hidden Costs of Buying a New Build Home in the UK, First Year Cost of Buying a House in the UK, How much money do I need to buy a house in the UK? and Stamp duty explained: UK property tax in plain English.
A family contribution can cover more than the deposit. See how gifted deposits affect your buying budget and what evidence is required for the full amount.
Worked example using the production calculator
The worked example is an England home mover buying at £300,000 with a 10% deposit, average assumptions, moving and insurance included, furnishing excluded and a 10% contingency. Total upfront cash is £40,320.
Of that, the deposit is £30,000, property tax is £5,000, and the remaining lines are calculated from the shared assumptions.
The table below shows calculator-derived hidden-cost example, with columns for Cost, Amount, and Classification.
| Cost | Amount | Classification |
|---|---|---|
| Deposit | £30,000 | user entered |
| Stamp Duty Land Tax | £5,000 | official calculation |
| Solicitor / conveyancing | £1,400 | market estimate |
| Search fees | £340 | market estimate |
| Survey | £700 | market estimate |
| Mortgage fees | £800 | market estimate |
| Registration fee | £150 | official charge |
| Bank transfer fee | £40 | market estimate |
| Moving costs | £1,100 | optional allowance |
| Insurance | £320 | optional allowance |
| Contingency | £470 | optional allowance |
On smaller screens, scroll sideways to view every column clearly.
Solicitor/conveyancing, searches and registration are separate
A solicitor quote may group several disbursements, but the planning taxonomy keeps the solicitor/conveyancing fee, searches, registration and bank transfer fee as distinct lines. This makes quotations easier to compare and prevents one line from hiding another.
Across the central assumption set, solicitor/conveyancing is £950 to £2,700, searches are £180 to £430, and the bank transfer fee is £25 to £55. These are market estimates until replaced with a quotation.
Try this in the calculator
Run your own version of this scenario
Use the homepage calculator to change the property price, nation, buyer type and assumption level so you can compare the simple version of the budget with a more realistic one.
Open the calculatorSurvey, mortgage and practical move-in costs
Survey and valuation, mortgage fees, moving costs, insurance and furnishing each respond to different choices. A lender valuation does not replace a buyer's survey, and moving costs do not include insurance or furnishing.
Optional costs should be switched on only when they reflect the plan. Contingency remains a separate adjustable cushion rather than being hidden inside a broad range.
Affiliate link: True Home Costs may earn a commission if you book, at no extra cost to you.
Check a real removals price
Moving costs vary with distance, access and the service you choose, so compare the planning allowance with a current quote.
Compare removal prices with AnyVanSee the hidden costs in one total
Use the calculator to combine deposit, tax and the hidden extras buyers usually underestimate.
Go to the calculatorPopular buying-cost examples
See how the deposit and extra costs change at common UK property prices.
Reference points
Official UK guidance
This guide is informed by publicly available UK guidance from official and consumer-support sources where relevant.
Content notes
Reviewed and maintained by the TrueHomeCosts research team.
Our guides are built from official UK tax sources, public cost information and typical market price ranges. We separate fixed official charges from variable market estimates so buyers can see which figures are certain and which may change.
Last reviewed: 19 July 2026
Calculator data version: 2026.07.1
This content is for general guidance only and is not financial advice. For more detail, read how our estimates work or learn more about TrueHomeCosts.
FAQ
Questions buyers usually ask
Does the hidden-cost range include the deposit?
No. Deposit is a user-entered amount and is shown separately.
Does the hidden-cost range include property tax?
No. Property tax is an official jurisdiction-specific calculation and is shown separately.
Are moving, insurance and furnishing one category?
No. They remain separate categories, and furnishing is an optional allowance.
Are the non-statutory figures official charges?
No. They are market estimates for planning until you replace them with quotations.
Related guides
Read next
Hidden Costs of Buying a New Build Home in the UK
Explain the hidden costs of buying a new build home in the UK, including reservation fees, upgrades, snagging surveys, estate charges, service charges and first-year costs.
First Year Cost of Buying a House in the UK
See the first year cost of buying a house in the UK, including upfront fees, completion-day costs, moving costs, furnishing, insurance and ongoing ownership costs.
How much money do I need to buy a house in the UK?
Work out how much money you need to buy a house in the UK, including the deposit, upfront fees, property tax, legal costs, surveys, mortgage charges, moving costs and a practical buffer.
Stamp duty explained: UK property tax in plain English
Stamp duty explained UK in plain English, including SDLT, LBTT, LTT, first-time buyer treatment, second-home costs and the main 2026 differences by nation.
Mortgage fees and costs in the UK
A practical guide to mortgage fees and costs in the UK, including broker fees, advice charges, booking fees, arrangement fees, valuation costs, ERCs and exit fees.
Sources and checks
These are the main public sources used for official-rate items and checks on this page. Estimate-led costs remain planning ranges rather than government charges.