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UK stamp duty calculator for overseas buyers
Stamp duty on a home or buy-to-let in England, including the 2% non-resident surcharge and the 5% rate on additional homes.
8.00% of the price · £17,500 of it is surcharge
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 7% | £8,750 |
| £125,000 – £250,000 | 9% | £11,250 |
Residential rates for individuals in England and Northern Ireland, from GOV.UK, 19 October 2026. Companies, mixed-use and purchases of six or more homes follow different rules.
How stamp duty works for overseas buyers.
Stamp duty land tax is charged in slices. You pay nothing on the first £125,000, 2% on the next £125,000, 5% up to £925,000, 10% up to £1.5 million and 12% above. Two surcharges are then added to every slice:
- 5% for additional dwellings, when you will own another home anywhere in the world after the purchase.
- 2% for non-residents, when you spent fewer than 183 days in the UK in the year before buying.
An overseas investor buying a buy-to-let usually pays both. That is why a £250,000 Manchester apartment carries £20,000 of stamp duty for a non-resident investor and £2,500 for a UK buyer replacing their main home. Build it into your yield: see the rental yield calculator and our guide to UK property taxes for overseas buyers.
Stamp duty questions
How much stamp duty does a non-resident pay in the UK?
A non-resident pays the standard rates plus a 2% surcharge on the whole price. If they will also own another home anywhere in the world, the 5% higher rate for additional dwellings applies too, so the total is the standard rates plus 7%. On a £250,000 apartment that is £20,000.
Who counts as non-resident for stamp duty?
For stamp duty you are non-resident if you spent fewer than 183 days in the UK in the 12 months before the purchase. It is a separate test from income tax residence, and a UK passport does not make you resident.
Can I get the 2% non-resident surcharge back?
Yes, if you spend at least 183 days in the UK in any continuous 365-day period that falls within the year before and the year after the purchase. You claim the refund from HMRC within the deadline.
Does the 5% surcharge apply if I own a home abroad?
Yes. The higher rates apply if, at the end of the day of purchase, you own another residential property anywhere in the world worth £40,000 or more and are not replacing your main residence.
When is stamp duty paid on an off-plan purchase?
At completion, not at exchange or reservation. The rates that apply are those in force on the completion date, and your solicitor files the return and pays the tax within 14 days.
Does this calculator cover Scotland and Wales?
No. Stamp duty land tax applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own rates.
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Buying in the UK from overseas?
We work out the full cost of a purchase with you, stamp duty included, before you commit.