What to consider when buying a house

Buying a home is a major decision, whether you are buying your first property or moving again. Finding the right one takes careful thought about what you can afford, what you need and what you can compromise on. This guide sets out what to consider when buying a house so that you can focus your search and avoid costly mistakes.

In this guide
Your budget and finances
Costs to consider when buying a house
Be clear about what you want
Location
Floorplan and future needs
The condition of the home
Storage space

Your budget and finances

Start with your budget. Speak to a mortgage adviser to find out how much you can borrow, then look only at properties within that range. Working out your costs before you start viewing avoids disappointment later.

Unless you are a cash buyer, you will need a deposit, usually between 5% and 20% of the price. A larger deposit improves your chance of a mortgage offer and can reduce the interest rate. Saving for it may mean changing your everyday spending or switching some of your regular bills. Our guide to saving for a house deposit has more advice.

If you have a home to sell

If you already own a home, consider putting it on the market before or while you search. A sale agreed on your own home tells you how much you have to spend on the next one. If it sells for more than expected, you may have more choice. If it sells for less, you can adjust your search in good time. Looking at similar homes on the market also shows what your home might fetch and what you should expect to pay for the one you want.

Sellers favour buyers who have already sold or who at least have their home on the market, because a chain is less likely to delay the purchase. That can make the difference when you compete for the home you want.

Costs to consider when buying a house

• Deposit. Usually 5% to 20% of the price, as above.
• Mortgage fees. Lenders may charge a valuation fee to check the property is worth what you are paying. Many mortgages also carry a product or arrangement fee. Some valuations are free.
• Legal fees and searches. You will normally need a solicitor or licensed conveyancer to handle the legal work, which includes HM Land Registry fees, local searches and identity checks. Your conveyancer will confirm what you need to pay. Our guide to which searches are done when buying a house explains the searches.
• Survey. A survey is not compulsory, but it checks the condition of the home and can give you grounds to negotiate the price if problems are found.
• Insurance. You will need buildings insurance to protect the home against damage such as fire and flood. Most lenders require it. Contents insurance and life insurance are also worth considering.
• Stamp duty. See below.

Estate agent fees are paid by the seller, not the buyer. If you are also selling, the average estate agent fee is about 1.3% of the sale price including VAT (Which?, citing Rightmove data for 2025), while online agents typically charge a fixed fee of £500 to £1,500 (Rightmove, 2025). Our estate agent fees guide explains the options and our guide to the cost of selling a house in the UK covers the other selling costs.

Stamp duty in England and Northern Ireland

Stamp Duty Land Tax is charged in bands on the portion of the price that falls within each band. The standard rates for a home are:

First-time buyers pay nothing on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, first-time buyer relief does not apply. You usually pay an extra 5% on each band if the purchase means you will own more than one home. Different taxes apply in Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax). Our guide to everything you need to know about stamp duty has worked examples.

Be clear about what you want

Once you know your budget, list the features you want and decide which are essential and which you could do without. It is easy to get carried away imagining an ideal home, so keep your list realistic.

Focus on the fundamentals, such as the layout, the amount of space and the size of the plot, which are expensive or impossible to change. A home in your price range with the right layout and land but tired decoration may be a better buy than a newly decorated one, because cosmetic work costs relatively little.

Location

You can change a house but not where it is. Consider how far you will travel to work, schools, shops and other amenities. Check whether you can reach public transport. Our regional house price pages show recent prices across the UK.

Visit the area several times, in the evening and during the day, at weekends and on weekdays. Check the traffic, how safe the streets feel and whether the area is well kept.

Compromising on location can save money. Many buyers avoid homes near schools, but if you are out during school hours the traffic may not affect you. Homes on or near main roads are often cheaper, so if noise does not bother you, you could buy more house for your budget.

Floorplan and future needs

Think about how long you plan to stay. If you see the next home as a long-term one, it is worth being more selective so that you do not have to move again. Your needs may change over time, so consider:

• Whether there will be enough bedrooms and garden space if you plan to have children or your children are growing up.
• Whether the home is easy to use with a pram or as you get older.
• Whether you need a home office for working from home.
• Whether a garage or spare room could be converted for another use, such as a gym.

The condition of the home

On viewings, look at the quality of the fixtures and fittings and check for signs of structural problems, such as large cracks in walls or ceilings. Damp can be hard to spot because it may have been painted over, but a musty smell is a warning sign. Ask about the type and age of the boiler, the plumbing and the wiring. If work is needed, consider whether the price leaves room to pay for it. A survey will give you a professional view before you commit.

Storage space

Storage is easy to overlook, but too little space for your belongings soon becomes a problem. Think about whether you need a garage or whether a garden shed would be enough. Many garages are now converted into living space, so check whether the one you are relying on for storage would be better used another way.

Selling before you buy?

If you need to sell your current home first, enter your postcode on easyProperty to compare fee proposals from local high street and online estate agents side by side. It is free for sellers and carries no obligation.