Lex Home Makes Your Dream of Buying a Home in London Come True.
Lex Home Makes Your Dream of Buying a Home in London Come True.
Calculate the stamp duty on a UK property purchase as a non-UK resident. Living outside the United Kingdom and already owning a home elsewhere both raise the bill, and the calculator below shows exactly how much, band by band.
Band by band
| Band | Amount in band | Rate | Tax |
|---|---|---|---|
| £0 – £125,000 | £125,000 | 7% 0% +5 +2 | £8,750 |
| £125,000 – £250,000 | £125,000 | 9% 2% +5 +2 | £11,250 |
| £250,000 – £925,000 | £350,000 | 12% 5% +5 +2 | £42,000 |
Corporate purchases above £500,000 fall under a separate rate, and reliefs often apply. Rather than guess at the figure, let us calculate it for your structure.
For guidance only. This tool applies the stamp duty rates for England and Northern Ireland. Scotland (LBTT) and Wales (LTT) are separate taxes. Results are not binding and do not constitute tax or investment advice.
Rates verified against gov.uk on August 14, 2026.
Stamp Duty Land Tax — SDLT — is a government tax paid once when you buy a home in the United Kingdom. It applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both at different rates. Our portfolio is concentrated in London and the surrounding area, so the calculation on this page follows the England and Northern Ireland rules.
The tax is not a single percentage applied to the whole price. The price is divided into bands and each band is taxed at its own rate, which is why there is no single answer to “what percentage will I pay”. The table beneath the calculator shows exactly how much falls into each band.
For a buyer living outside the United Kingdom, two separate charges sit on top of the standard rates:
For an investor who lives abroad and owns a home there, both apply together and every band rises by seven points. The current bands are:
| Price band | Standard | Additional property | Living abroad + additional property |
|---|---|---|---|
| £0 – £125,000 | 0% | 5% | 7% |
| £125,001 – £250,000 | 2% | 7% | 9% |
| £250,001 – £925,000 | 5% | 10% | 12% |
| £925,001 – £1,500,000 | 10% | 15% | 17% |
| Above £1,500,000 | 12% | 17% | 19% |
Here is what the same £600,000 London apartment costs three different buyers:
The £42,000 gap between the first and last figure is what general stamp duty calculators miss when they assume standard rates. It needs to be in your budget from the outset. To see the borrowing side as well, use our UK mortgage calculator.
First-time buyers pay nothing up to £300,000, then 5% on the portion between £300,000 and £500,000. Above £500,000 the relief disappears entirely and the standard rates apply. The relief cannot be combined with an additional property purchase, and the non-resident surcharge is added on top of the relieved rates — so a first-time buyer living abroad pays 2%, not 0%, on that first £300,000.
An SDLT return must reach HMRC, with the tax paid, within 14 days of completion. Your solicitor or conveyancer will usually file the return and pay the tax on your behalf on the day of completion, and the amount then appears in their statement of costs. We follow the process alongside your solicitor and plan the payment timetable from the start.
Purchases made through a limited company follow a separate regime, with one rule that catches buyers out: a company pays the higher rates on any residential purchase, even where the property is the company’s first and only one. The “first property” position available to individuals does not exist for companies.
Above £500,000 a single 17% rate reserved for corporate bodies can also apply. Relief available to property rental businesses may set that rate aside and bring the higher rates back into play, which is why the calculator shows both figures. Which one applies depends on your company structure and the purpose of the purchase, so speak to our team before you budget.
Non-UK residents pay 2 percentage points more in every band than a UK resident. If you also own a home elsewhere, a further 5 points apply, taking the total uplift to 7 points per band. On a £600,000 property that is £62,000 rather than £20,000.
Yes. The additional property surcharge looks at worldwide ownership. If you own a home in any country, your UK purchase counts as an additional property and 5 points are added to every band.
Yes, provided you have never owned a home anywhere and the price is £500,000 or less. The non-resident surcharge still applies on top, so you would pay 2% rather than 0% on the first £300,000.
Within 14 days of completion. Your solicitor or conveyancer normally files the SDLT return and pays the tax on your behalf on the day of completion.
A company pays the higher rates on any residential purchase of £40,000 or more, even if it is the company’s first property. Above £500,000 a single 17% corporate rate may apply instead, though relief for property rental businesses often brings the higher rates back.
No. This calculator covers England and Northern Ireland. Scotland applies Land and Buildings Transaction Tax (LBTT) and Wales applies Land Transaction Tax (LTT), both with different rates and thresholds.
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