Work out the stamp duty (SDLT) on a UK property in seconds — including the 5% additional-property and 2% non-resident surcharges that most calculators leave out. Built for buy-to-let and overseas investors.
Non-resident = fewer than 183 days in the UK in the 12 months before you buy.
| Portion of price | Rate | Stamp duty |
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Stamp duty is a real cost that eats into your return — so the deal has to be sharp enough to absorb it. Send us the figure you just worked out and we’ll match you to live, fully vetted UK stock built to perform after tax.
Covers Stamp Duty Land Tax (SDLT) on residential property in England & Northern Ireland at 2026 rates. Scotland (LBTT) and Wales (LTT) differ. Figures are an indicative guide only, assume a standard freehold residential purchase, and don’t constitute tax or financial advice — always confirm with your solicitor. Want the numbers run on a real, sourced deal? Make an enquiry.
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Stamp Duty Land Tax (SDLT) is charged on property purchases in England and Northern Ireland. It’s worked out in slices: each portion of the price is taxed at its own rate, not the whole price at one rate. Investors and overseas buyers pay two extra layers on top — a 5% surcharge if you already own property elsewhere (buy-to-let, second homes), and a further 2% surcharge if you’re not UK-resident. Those two surcharges are where the surprises hit, and where most online calculators fall short.
A non-UK resident buying an additional or buy-to-let property pays the standard bands plus the 5% additional-property surcharge plus the 2% non-resident surcharge. In practice that’s 7% on the first £125,000, 9% from £125,001–£250,000, 12% from £250,001–£925,000, 17% from £925,001–£1.5m and 19% above that. The calculator above adds both surcharges automatically when you select “non-resident”.
For SDLT you’re treated as non-UK resident if you spent fewer than 183 days in the UK in the 12 months before completion — regardless of nationality or visa status. If you later become UK-resident within the qualifying window, you may be able to reclaim the 2% surcharge.
Yes. The additional-property surcharge applies if you own any residential property anywhere in the world at the point of purchase and aren’t replacing your main residence. A UK buy-to-let is almost always an additional property, so the 5% usually applies.
No. This calculator is for SDLT in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with their own bands and surcharges. Tell us where you’re buying and we’ll give you the right figure.
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