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Run the numbers before you buy.

Stamp duty, cash needed and yield for a UK property, including the surcharges that apply to overseas buyers. For England and Northern Ireland.

The figures we start with are examples. Change any of them to match your property.

01You
Buying as
UK resident for stamp duty

Residence for stamp duty is mainly about days spent in the UK in the 12 months before you buy. Your solicitor will confirm.

Will you own any other residential property?Worth £40,000 or more, anywhere in the world, once you complete. A spouse's or civil partner's counts too.
Location

Scotland (LBTT) and Wales (LTT) have their own taxes and aren't covered here.

02The property
03Finance
Paying with
Mortgage type
Get a real quote from a mortgage broker.
Lenders check the rent covers the mortgage interest at this higher rate.
Add the arrangement fee to the loan
04How you'll let it
VAT on letting agent fee
05Running costs
Mostly flats: your share of the building's running costs.
Leasehold homes: a yearly charge paid to the freeholder.
Gas, electrical, fire safety and the EPC.
Gas, electrical, fire safety and the EPC.
Paid to the local council.

Stamp duty, line by line

PortionRateTax
First £125,0007%£8,750
Next £125,0009%£11,250
Remaining £150,00012%£18,000
Total£38,000

Includes the 5% additional-property rate and the 2% non-resident surcharge.

Not covered here: Scotland (LBTT), Wales (LTT), linked transactions, mixed-use property, six or more homes in one purchase, shared ownership and first-time buyer relief.

Stamp duty for overseas buyers

If things change

Cash left after mortgage, before tax, for a year if one thing changes and everything else stays the same.

Long let

  • With your figures£1,600 a year
  • Interest rate 1 percentage point higher−£800 a year
  • Rent 10% lower−£260 a year

Short let

  • With your figures£3,090 a year
  • Nights booked 60%−£437 a year
  • Nights booked 80%£6,617 a year
  • Interest rate 1 percentage point higher£690 a year