Skip to content

Start here

Buying a property, one step at a time. Each step tells you what to do and opens the right tool. Tick steps off as you go.

0 of 10 steps done

Next: Work out your budget

  1. Work out your budget

    Know what you can spend before you look, including stamp duty and fees, and what a lender will lend.

    • Decide your deposit and keep 10% extra for costs and surprises.
    • Get a mortgage agreement in principle from a lender or broker.
    Can I afford it?Stamp duty and buy-to-letLender stress test

  2. Choose your strategy

    Buy-to-let, HMO, flip, refurbish and refinance, serviced accommodation: each needs different numbers.

    Compare strategies

  3. Find properties

    Search what's for sale and at auction, and see how an area has really performed.

    Deal finderAuctionsSearch an areaOpportunities

  4. Check the property

    Sold prices, EPC, flood risk, planning and the other facts a listing leaves out, with every source shown.

    • Visit in daylight and at night. Ask the agent for the material information (tenure, council tax band, service charges).
    Get a property reportDocuments to getCompare properties

  5. Price the works

    Turn measurements into materials, labour and a total for every trade, with VAT and a contingency.

    • Get at least three written quotes for big jobs and compare them with your estimate.
    Building works planner

  6. Arrange the money

    Check the deal still works if rates rise, and the true cost of short-term finance.

    Lender stress testBridging loan true cost

  7. Make an offer and buy

    Keep your evidence, legal-pack notes and deal checks in one place.

    • Never trust bank details sent by email: phone your solicitor to confirm before paying anything.
    • Instruct a regulated solicitor or licensed conveyancer: legally, only they can do the conveyancing.
    • Book a RICS survey (Level 2 for most homes, Level 3 for older or altered ones).
    • Pay any stamp duty within 14 days of completion (your solicitor usually does this).
    My purchase trackerScam checkerDeal room

  8. Get it ready to let

    Safety certificates, deposits, licensing and the landlord register, each with a reminder before it's due.

    Compliance datesLandlord register guideRent increase checker

  9. Track your income and costs

    Rent in, money out, totals by tax year, and a download for your accountant.

    Income and costs

  10. Learn from other investors

    Ask questions in the members' rooms. Experience, not adverts.

    Investors Club

Stuck on something?

Read the property guide (freehold, leasehold, planning, letting and more) or ask a question.

Where you'll still need a professional

Plotlumen gives you the facts, numbers and checklists. By law, conveyancing must be done by a solicitor or licensed conveyancer, a mortgage is arranged by a lender or broker, and a survey needs a RICS surveyor. Our tools help you ask them the right questions.