Free tool

Stamp Duty Calculator

Buying a second home, a buy-to-let, or purchasing through a company? Work out the stamp duty — including the 5% surcharge — and the true total cost of the purchase.

Second homes, buy-to-lets and company purchases carry a 5% surcharge.
Stamp duty due
£35,000
effective rate 7.8%
Standard SDLT£12,500
5% surcharge£22,500
Total cost incl. SDLT£485,000
Could you pay less tax? Run the check →

Residential SDLT, England & Northern Ireland. Indicative estimate — a tax adviser confirms your position.

How stamp duty works on an additional property

Residential SDLT is charged in bands: nothing up to £125,000, then 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. If the property is a second home, a buy-to-let, or bought through a limited company, a 5% surcharge applies to the whole price on top — which on a typical purchase can add tens of thousands. (Companies buying residential property over £500,000 can face a 15% flat rate unless a relief such as a property-rental business applies.)

How a property is bought and held affects far more than the SDLT bill — income tax, mortgage relief and future capital gains all hinge on it. Property Tax Optimisers models the full picture so you buy in the most efficient structure from day one.

Capital allowances calculator →Run the full health check →

Buying UK property from overseas?

International buyers face an extra layer of UK tax — and the rules changed materially in 2025. The points that matter most:

2% non-resident SDLT surcharge
Non-UK residents pay an extra 2% on residential purchases, on top of the standard rate and the 5% additional-property surcharge. Tick the box above to include it.
ATED on enveloped property
A company — including an offshore one — holding UK residential property worth over £500,000 pays an annual ATED charge, banded by value, unless a relief applies.
Non-resident capital gains tax
Since 2015 (residential) and 2019 (all UK property), non-residents pay UK CGT on gains when they sell — there is no longer an exemption for being based abroad.
The end of the non-dom regime
From 6 April 2025 the remittance basis was abolished and replaced by the 4-year FIG regime for new arrivals, with inheritance tax moving to a residence-based test. Structures built around old domicile rules need reviewing.

Property Tax Optimisers advises international and non-resident owners on holding UK property in the most efficient structure after the 2025 changes. Start with the health check or message us on WhatsApp.