Closing Cost Calculator
Estimate the closing costs of a property purchase beyond the deposit: taxes, legal fees, survey, lender charges and moving expenses.
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Closing costs are separate from the deposit
The deposit reduces the amount borrowed. Closing costs are additional money that leaves your account on completion and buys nothing you keep. Budgeting only for the deposit and discovering the completion figure is several percent higher is the most common financial shock in a first purchase, and it arrives at the point when it is hardest to solve.
What makes up the total
Transfer tax or stamp duty is usually the largest single item and is tiered, so a purchase price just above a threshold can cost disproportionately more. Legal or conveyancing fees cover the transaction and searches. A survey is separate from the lender's valuation, which protects the lender rather than you. Lender charges cover arrangement and sometimes booking. Then registration, insurance starting from exchange, and removals.
The lender's valuation is not a survey
It confirms the property is worth roughly what is being lent against it. It does not assess condition, and it carries no duty to you. A homebuyer's report or a full structural survey costs several hundred to a few thousand and routinely identifies issues worth many times that, either as a reason to renegotiate or to walk away.
Costs after completion, which nobody budgets
The first months of ownership generate spending that feels unexpected but is entirely predictable: immediate repairs the survey flagged, appliances, furniture for rooms you did not previously have, and the deposit-to-first-payment gap. Keeping several thousand in reserve after completion prevents the first repair going onto a credit card.
What is negotiable
Conveyancing fees vary substantially between firms for identical work and are worth quoting three ways. Lender arrangement fees can sometimes be added to the loan, which spreads the cost but means paying interest on it for the full term. Transfer taxes and registration fees are fixed by statute and are not negotiable, so ignore anyone suggesting otherwise.
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Frequently Asked Questions
How much should I budget for closing costs?
Commonly several percent of the purchase price, dominated by transfer tax or stamp duty. This is entirely separate from the deposit and must come from other savings.
Is the lender's valuation the same as a survey?
No. The valuation confirms the property is worth what is being lent and carries no duty to you. A homebuyer's report or structural survey assesses condition and routinely finds issues worth many times its cost.
Which closing costs can I negotiate?
Conveyancing fees vary substantially between firms for identical work, so get three quotes. Lender arrangement fees can sometimes be added to the loan. Transfer taxes and registration fees are set by statute and fixed.
Why did my stamp duty jump so much?
It is tiered, so a price marginally above a threshold can cost disproportionately more. Where a price sits near a band boundary, a small negotiation on the purchase price can save a large tax amount.
What should I keep in reserve after completion?
Several thousand. The first months generate predictable spending on repairs the survey flagged, appliances and furniture, and a reserve stops the first repair going onto a credit card.
Privacy & Security
Runs entirely in your browser. No financial data is uploaded.
How to Use
Enter your home price, down payment and estimated fees to calculate total closing costs and the cash you may need at settlement.
Disclaimer: This tool is provided "as is" without warranty of any kind. Results are for educational and utility purposes.
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