The real cost of buying a first home (it's not just the deposit).

Before you exchange

Cost	Typical	Notes
Mortgage product fee	£0 to £999	Can be added to the loan. On smaller mortgages a no-fee deal at a slightly higher rate is often cheaper.
Valuation fee	£0 to £400	Many lenders include it free.
Broker fee	£0 to £500	Many brokers are free to you; ask.
Survey (Level 2 or 3)	£400 to £1,500	Optional but strongly advised on older homes. Which survey?
Solicitor / conveyancer	£1,000 to £2,000	Get a fixed-fee quote in writing, including VAT and disbursements.
Searches	£250 to £450	Local authority, drainage, environmental. Paid to the solicitor up front.
Stamp duty	Often £0	First-time buyers in England and NI: nothing on the first £300,000 if the home is under £500,000. Calculator.
Land Registry fee	£20 to £300	Based on price. Paid via the solicitor.
Bank transfer fee	£20 to £50	For moving the money on completion.

Around moving day

Cost	Typical
Buildings insurance (from exchange)	£150 to £400 a year
Removals or van hire	£100 (van) to £1,500 (full service)
Mail redirect	Around £40 for 3 months
Locks changed	£80 to £200
First food shop, cleaning, basics	£200 to £400
Furniture and appliances	Whatever you decide, but rarely nothing

Every month after

Mortgage, council tax (check the band), gas and electricity (often more than in a flatshare), water, broadband, contents insurance, and a repairs fund. A common rule: put 1% of the house value a year aside for maintenance. On a £250,000 home that is about £200 a month.

The free First Home Budget Planner has all of this with spaces to fill in your own numbers.

A note on the numbers. Thresholds, schemes and typical costs are correct as far as we know at the time of writing and are for England and Northern Ireland unless we say otherwise. Rules change and lenders differ. Check the current position, and get advice from a qualified broker before you commit.