Guides / Hidden costs
What do people forget when buying a house in the UK?
Most buyers focus on the deposit and the mortgage. The costs that catch people out are the one-off fees before completion and the ongoing costs that start the moment you move in. Here's the full list with 2026 figures.
One-off costs before and during the purchase
| Cost | Typical 2026 amount | Notes |
|---|---|---|
| Solicitor / conveyancing | £800–£1,500 | Covers legal work, searches, and Land Registry filing |
| Local authority & environmental searches | £250–£450 | Usually included within solicitor quotes but worth checking |
| Survey (Homebuyer Report) | £400–£900 | Recommended for most properties |
| Survey (full structural / Building Survey) | £600–£1,500 | Recommended for older or unusual properties |
| Mortgage arrangement fee | £0–£1,500 | Can sometimes be added to the loan |
| Stamp duty (FTB, under £425,000) | £0 | First-time buyer relief applies |
| Stamp duty (FTB, £425,000–£625,000) | 5% on portion above £425,000 | E.g. £530,000 purchase = ~£5,250 |
| Removal costs | £300–£1,000 | Depends on distance and volume |
| Land Registry fee | £20–£135 | Based on property value |
On a typical £295,000 first-time buyer purchase (the Northampton average), expect £1,500–£3,000 in one-off costs beyond the deposit — mostly solicitor fees, survey and removals. Stamp duty is £0 for most first-time buyers under £425,000.
Ongoing monthly costs that start immediately
| Cost | Typical monthly amount (2026) |
|---|---|
| Buildings insurance (mandatory) | £15–£25/mo |
| Contents insurance | £10–£20/mo |
| Boiler/home emergency cover | £15–£25/mo |
| Maintenance fund (1% of value/year, recommended) | £150–£300/mo depending on property value |
| Service charge / ground rent (leasehold flats) | £50–£250/mo |
| Higher energy bills vs a rented flat | +£20–£50/mo |
Costs that depend entirely on location
This is where comparing areas matters. Two properties at the same price can have very different total costs once you factor in:
- Council tax band: ranges from under £2,000/year (Band C in some areas) to over £3,500/year (Band F-G in higher-tax councils) — a difference of over £125/month.
- Commuting: a London season ticket can range from ~£2,500/year (Watford) to over £6,300/year (Northampton) — a monthly difference of over £300.
- Parking: some areas require residents' parking permits (£50–£150/year) where free street parking doesn't exist.
- School catchment premiums: properties in sought-after school catchments can carry a price premium of 5-10% — relevant if you're comparing similar-looking areas.
The real test: not "can I buy it" but "what does it cost to live there"
A property at £295,000 in Northampton and a property at £295,000 elsewhere can have wildly different total monthly costs once council tax, commuting and typical bills for that area are included. The purchase price is only the starting point.
Compare the full monthly picture by area
ABLE Index combines mortgage, council tax, commuting and typical local costs into one monthly figure for any UK postcode.
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