The True Cost of Buying a Home in Northern Ireland

It is not just the purchase price

When people budget for buying a home, most focus on the deposit and monthly mortgage payments. But there are several other costs involved, and they can add up to thousands of pounds. Knowing what to expect from the start means no nasty surprises later.

Here is a full breakdown of every cost you are likely to encounter when buying a property in Northern Ireland.

Stamp Duty Land Tax (SDLT)

Northern Ireland follows the same stamp duty rates as England. The amount you pay depends on the purchase price and your buyer status.

Standard rates (from April 2025)

• Up to £125,000: 0%
• £125,001 to £250,000: 2%
• £250,001 to £925,000: 5%
• £925,001 to £1,500,000: 10%
• Over £1,500,000: 12%

First-time buyer rates

First-time buyers pay 0% on the first £300,000 of properties costing up to £500,000, then 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, the standard rates apply instead.

Additional property surcharge

If you are buying a second home or a buy-to-let investment, you pay a 5% surcharge on top of the standard rates. This increased from 3% in October 2024.

For a detailed breakdown with worked examples, see our stamp duty guide.

Solicitor and conveyancing fees

Your solicitor handles all the legal work: property searches, title checks, transferring funds, and registering you as the new owner with the Land Registry.

In Northern Ireland, solicitor fees for a straightforward purchase typically range from £800 to £1,500 plus VAT. On top of this, you will pay disbursements (the searches and checks your solicitor orders on your behalf), which usually add another £200 to £400.

Always ask for a full quote including VAT and disbursements so you can compare like with like.

Survey and valuation fees

Your mortgage lender will carry out a basic valuation to confirm the property is adequate security for the loan. Some lenders include this in the mortgage deal; others charge between £150 and £350.

On top of the lender's valuation, you should seriously consider getting your own survey:

• HomeBuyer Report: £250 to £400. Suitable for most standard properties in reasonable condition.
• Full Building Survey: £400 to £600+. Recommended for older properties, unusual construction, or anything with visible issues.

A survey can save you thousands by flagging problems before you commit. It also gives you leverage to renegotiate the price if significant issues are found.

Mortgage arrangement fees

Many mortgage products come with an arrangement fee (sometimes called a product fee). This can range from nothing to over £1,000, depending on the deal. A lower interest rate often comes with a higher arrangement fee, so it is worth working out which option costs less overall.

Your mortgage adviser can help you compare the total cost of different products. CGR Financial is independent and FCA-regulated, with access to a wide range of products from across the market.

Buildings insurance

Your mortgage lender will require you to have buildings insurance in place from the date of exchange. This covers the cost of rebuilding the property if it were destroyed. Budget around £150 to £300 per year for a typical Northern Ireland home.

Removal costs

A professional removal company in Northern Ireland will typically charge between £300 and £800 for a local move, depending on the size of your home and how much you have to move. If you are doing it yourself with a hired van, budget at least £100 to £200.

Other costs to budget for

• Mortgage broker fee: Some advisers charge a fee (typically £300 to £500); others are paid by the lender. Ask upfront.
• Life insurance: Not compulsory, but most lenders strongly recommend it, and it is sensible to have cover in place.
• Contents insurance: Your belongings are not covered by buildings insurance.
• Ongoing costs: Council rates, heating oil or gas, maintenance. Factor these into your monthly budget.

Worked example: first-time buyer at £200,000

• Deposit (10%): £20,000
• Stamp duty: £0 (first-time buyer relief)
• Solicitor fees: £1,100 (including VAT and disbursements)
• Survey (HomeBuyer Report): £350
• Mortgage arrangement fee: £999
• Buildings insurance (first year): £200
• Removals: £400
• Total costs (excluding deposit): approximately £3,050
• Total cash needed: approximately £23,050

Worked example: home mover at £300,000

• Deposit (from sale proceeds): varies
• Stamp duty: £2,500 (0% on first £125k, 2% on next £125k, 5% on remaining £50k)
• Solicitor fees: £1,300 (including VAT and disbursements)
• Survey (HomeBuyer Report): £400
• Mortgage arrangement fee: £999
• Buildings insurance: £250
• Removals: £600
• Total additional costs: approximately £6,050

Talk to us

If you are thinking about buying and want to understand the full picture, get in touch. We can talk you through the process and connect you with trusted solicitors and mortgage advisers. For mortgage advice, CGR Financial can help you find the right deal for your situation.