What it really costs

Not just stamp duty.
And not all at once.

Every calculator on every competitor site gives you one number and then says other costs apply. This one gives you all of them, and tells you which month each payment lands in, because a buyer sending money from abroad needs the timing more than the total.

£
Total upfront cost
£71,295 – £75,205
When each payment is due

Every line except stamp duty is a market range, not a quote. Stamp duty is calculated exactly from the rates in force. Your solicitor's written quote replaces the legal lines; a developer sets the reservation deposit; lender fees vary by product.

Indicative only and not tax, legal or financial advice. Ranges reflect what we typically see on London new-build purchases and can fall outside them. Confirm every figure with your own solicitor, lender and tax adviser before you commit.

Why nobody else shows you this

One number is easier to publish.
It is also easier to be wrong about.

Every competitor calculator we checked stops at stamp duty. That is the largest single line, so it makes a good headline, but it is rarely the line that catches a buyer out.

The timing, not the totalBuyers who miscalculate rarely get the total wrong. They get the dates wrong, and a transfer that clears three days late at exchange is a different problem to a transfer that is short.
Currency moves in betweenReservation to completion on an off-plan purchase can run months. If your money is not in sterling, the exchange rate on the completion payment is not the rate you planned with.
The small lines add upSearches, registration, identity checks and transfer fees are individually forgettable and collectively real.
Nothing here is secretThese are published fee scales and standard market ranges. The only reason they are not on other sites is that a single big number converts better.
Related tools
Stamp duty calculator → Rental yield calculator → Leasehold explained → Compare two or three → Capital gains tax, explained →

Want this run
against a real plot?

Send us the development and plot you are considering. We will build the same table with the actual reservation deposit, the actual service charge and a solicitor quote rather than a range.

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