The New Build Buyer's Hidden First-Year Budget

7 min read · June 2026

New builds are marketed as "move-in ready." The developer hands you the keys, and technically you could move in tomorrow. But walk through any new-build house and you'll quickly realise: nothing is actually finished. The empty windows have no blinds. The garden is six inches of rubble. The kitchen has no cupboards in the pantry. The floors are concrete or cheap underlay waiting for carpet.

Most first-time new-build buyers budget for the house itself, then get a shock when they realise how much the house actually costs to live in.

What the developer includes (and what they very deliberately don't)

A new-build completion package typically includes:

• Walls, roof, basic plumbing, and electrics
• Fitted kitchen (often builder-grade and basic)
• Flooring in some rooms (usually cheap vinyl or thin carpet)
• Decorated walls (magnolia, everywhere)
• Basic bathroom (functional, not chosen by you)

What it absolutely does not include:

• Blinds or curtains (any of them)
• Carpets upstairs or in bedrooms (often just underlay)
• Garden landscaping, turf, patio, fencing, gates, storage (it's usually just mud or builders' rubble)
• Extra kitchen cupboards, pantry, or storage solutions
• Appliances (washing machine, tumble dryer, dishwasher, etc.) — the kitchen is a shell
• Furniture (obviously, but also: you can't leave a room empty)
• Light fittings (most new builds have a ceiling rose and nothing else)
• Snagging repairs (and there will be dozens)

The actual first-year costs

Here's what new-build buyers typically spend in year one, beyond the mortgage and moving costs:

Immediate (before moving day):

• Carpets and flooring: £3,000–£8,000 (depending on size and material)
• Blinds and curtains: £1,500–£3,500 (every window in the house)
• Light fittings: £800–£2,000
• Snagging repairs: £500–£2,000 (defects the developer should fix, but don't hold your breath)
• Appliances: £2,000–£5,000 (fridge, freezer, washing machine, dryer, dishwasher)

First three months:

• Garden basics (turf, patio, fencing): £2,000–£8,000 (hugely variable)
• Furniture: £3,000–£10,000+ (depends on standards and room count)
• Storage solutions (built-ins, shelving, wardrobes): £1,000–£3,000
• Painting/redecorating (because magnolia is not a permanent life choice): £1,500–£4,000

Across the first year:

• Unexpected repairs and fixes: £500–£2,000
• Things you'll realise you needed: £1,000–£3,000 (shelving, hangers, hooks, storage)

Total ballpark: £16,000–£48,000 in year one. Most buyers end up somewhere between £20,000–£35,000.

Why this matters to your affordability calculation

If you're buying a new build, this money has to come from somewhere. Some of it might come from your savings (which might mean a smaller deposit and a bigger mortgage). Some might go on a credit card. Some you'll scrape together month by month.

But if you've already stretched to the maximum the mortgage lender will offer, you have zero room for this. The first boiler issue, or a realisation that you actually need a second sofa, becomes a financial crisis.

A sensible affordability number for a new-build buyer builds in a buffer for these costs. You're not buying a finished house — you're buying a house-shaped box that needs about £20,000–£30,000 of actual finishing before it's genuinely liveable.

How to avoid the worst of it

A few practical things that help:

• Negotiate with the developer. Some will include upgraded carpets, appliances, or garden work in exchange for a higher sale price (which sometimes comes with better mortgage terms). It's almost always cheaper than buying after completion.
• Plan the garden carefully. Garden costs spiral. If you're budget-conscious, turf and a basic patio might be enough for year one; you can add beds and planting slowly.
• Prioritise what you actually need. You don't need a perfectly decorated house on day one. You need flooring, appliances, and window coverings. Painting and furniture can wait.
• Set aside a contingency. Snagging is never as quick or cheap as you expect. Budget extra for the things the developer's aftercare team keeps putting off.