True cost of buying · GB

Cost of buying property in the United Kingdom

In England and Northern Ireland the dominant cost is Stamp Duty Land Tax (SDLT) — and for a non-resident buying an additional home, surcharges can add roughly 7 percentage points on every band. The transaction fees themselves are modest, but the SDLT stack and leasehold charges are where the real money is. Here is the full picture.

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All-in estimate

SDLT can reach ~19% for a non-resident second home; fees add ~£2–5k

One-off purchase costs

Stamp Duty (SDLT) — base
0–12%
Progressive by band on the purchase price (England & NI; Scotland/Wales differ).
Non-resident surcharge
+2%
If you spent fewer than 183 days in the UK in the relevant 12 months — most foreign buyers.
Additional-dwelling surcharge
+5%
Since 31 Oct 2024, if you already own any property anywhere in the world.
Conveyancing (solicitor)
£1,500–3,000
Plus VAT; handles contracts and completion.
Searches + Land Registry
£500–1,500
Local authority searches and registration of title.

Annual costs of ownership

Council tax
£1,000–4,000+
Annual, banded by property value and local authority.
Ground rent + service charge (leasehold)
varies
Most London flats are leasehold; service charges can run to thousands/year.
ATED (company-held over £500k)
high
Avoid corporate ownership of homes — the Annual Tax on Enveloped Dwellings is punitive.
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Frequently asked

How much stamp duty does a foreigner pay in the UK?

On top of the standard SDLT bands, a non-UK-resident buying an additional property pays both the 2% non-resident surcharge and the 5% additional-dwelling surcharge — about 7 percentage points extra across all bands. If it is your only home worldwide and you'll live in it, only the 2% non-resident surcharge applies.

What other costs come with buying in the UK?

Conveyancing (£1,500–3,000 + VAT), local searches and Land Registry (£500–1,500), and a survey. If the property is leasehold — as most London flats are — budget for ground rent and annual service charges, and check the remaining lease term.

Should I buy UK property through a company?

Usually no for a home. A company buying a dwelling over £500,000 pays a 17% flat SDLT rate and the annual ATED charge, which runs into tens of thousands. Personal ownership is normally far cheaper for individual buyers.

Figures are 2026 estimates given as ranges; regional rates and personal circumstances vary. Use the calculator for a price-specific figure and confirm with a local professional before committing.