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Plan your budget before you buy
UK stamp duty and buying costs calculator for expats
Get an estimated budget to plan for when buying a UK property: your deposit, stamp duty, legal fees, valuation, lender and broker fees, added up in one figure. The stamp duty estimate includes the 2% non-resident surcharge, the 5% surcharge on additional properties and the surcharge for buying through a limited company.
A general guide only, not a definitive figure. The results are estimates to help you budget and must not be relied on as the amount you will pay.
England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) have their own taxes and rates. Ask an adviser if you are buying there.
Your solicitor calculates your stamp duty, not your mortgage broker. Stamp duty depends on your exact circumstances, and your solicitor (conveyancer) works out the final figure and pays it to HMRC for you. You can also check it on the HMRC stamp duty calculator.
Your purchase
Residential property in England or Northern Ireland. Rates from 1 April 2025.
The property
About you
Buying costs (typical figures, change any of them)
See the figures in your own currency (optional)
Choose your currency and the exchange rate is filled in for you. You can change it.
How the stamp duty is worked out
| Part of the price | Rate | Tax |
|---|---|---|
| Total stamp duty | £0 |
Your estimated budget to plan for
The cash you should plan to have available for the purchase, on top of the mortgage.
What your money buys
These are general estimates to help you plan, not definitive figures. Also allow for a building survey if you want one, furnishing and letting costs for a buy-to-let, and exchange rate costs when you send money to the UK.
Ready to plan your purchase?
Your solicitor will calculate and confirm the stamp duty. We arrange the mortgage: send us your figures and a specialist adviser will find the most suitable lender for your purchase and budget.
Send my figures to an adviserStamp duty rates for expats and non-UK residents
Stamp duty is charged in slices, like income tax. Each rate applies only to the part of the price within that band. These are the rates for residential property in England and Northern Ireland from 1 April 2025.
| Part of the price | Main home, UK resident | Main home, non-UK resident | Additional property, UK resident | Additional property or company, non-UK resident |
|---|---|---|---|---|
| Up to £125,000 | 0% | 2% | 5% | 7% |
| £125,001 to £250,000 | 2% | 4% | 7% | 9% |
| £250,001 to £925,000 | 5% | 7% | 10% | 12% |
| £925,001 to £1.5 million | 10% | 12% | 15% | 17% |
| Over £1.5 million | 12% | 14% | 17% | 19% |
First-time buyers buying a main home of £500,000 or less pay 0% up to £300,000 and 5% from £300,001 to £500,000, plus 2% on each part if non-UK resident.
Non-UK resident surcharge (2%)
If you were in the UK for fewer than 183 days in the 12 months before buying, 2% is added to every band. A company pays it if it is non-UK resident or controlled by non-UK residents. If you become UK resident within a year of buying, you may be able to claim it back.
Additional property surcharge (5%)
If you will own more than one residential property anywhere in the world, including your home overseas, 5% is added to every band. This covers most buy-to-let purchases. It does not apply if you are replacing your main home.
Company surcharge
Buying through a limited company carries a surcharge. A company always pays the 5% surcharge on every band, even if it is its first property, and 2% more if it is controlled by non-UK residents. On homes over £500,000 a 17% flat rate (19% for non-residents) applies, unless the company qualifies for a relief, for example by letting the property to unconnected tenants.
When it is paid
Your solicitor, not your mortgage broker, calculates the stamp duty, files the return and pays HMRC within 14 days of completion, so the money needs to be with them before you complete. It cannot be added to the mortgage.
Stamp duty questions from expats
Who calculates my stamp duty?
Your solicitor (conveyancer) calculates your stamp duty, not your mortgage broker. They work out the final figure based on your circumstances, file the stamp duty return and pay HMRC on your behalf within 14 days of completion. This calculator gives an indicative figure to help you budget.
Do expats and non-UK residents pay more stamp duty?
Yes. Buyers who are not UK resident pay a 2% surcharge on top of the normal stamp duty rates when buying residential property in England or Northern Ireland. For stamp duty you are non-UK resident if you were not in the UK for at least 183 days in the 12 months before you buy.
What is the stamp duty surcharge on a buy-to-let or second home?
If you will own more than one residential property anywhere in the world after the purchase, and you are not replacing your main home, a 5% surcharge applies on top of the normal rates. For a non-UK resident that means 7% more than the standard rate on each band.
How much stamp duty does a limited company pay?
Buying through a company carries a surcharge. Companies buying residential property always pay the 5% additional property surcharge, plus 2% if the company is non-UK resident or controlled by non-UK residents. A 17% flat rate (19% for non-residents) can apply to properties over £500,000 unless a relief applies, such as the property being let to unconnected tenants as part of a rental business.
Can expats get first-time buyer relief?
Possibly. First-time buyer relief applies if you, and anyone buying with you, have never owned a home anywhere in the world, you will live in the property as your main home and the price is £500,000 or less. Non-UK residents still pay the 2% surcharge on top. It does not apply to buy-to-let or company purchases.
What other costs are there when buying a UK property?
As well as the deposit and stamp duty, allow for solicitor (conveyancing) fees plus VAT, searches and Land Registry fees, the lender's valuation and arrangement fees, and the mortgage broker fee. This calculator adds them up to give an estimate of the total cash you need.
Speak to a UK expat mortgage adviser
Your stamp duty and cost figures are added to the form automatically. The consultation is free and there is no obligation.
Email: john.florey@opesfp.com