Money matters
Costs & Taxes
The purchase price is only the beginning. Budget for these before you offer.
Stamp Duty Land Tax (SDLT) — England & Northern Ireland, 2026
SDLT is tiered — each rate applies only to the portion of the price in that band:
| Price band | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Surcharges (these stack):
- +5% on every band if you're buying an additional property (including if you own a home in Türkiye).
- +2% on every band if you're a non-UK resident (broadly: fewer than 183 days in the UK in the 12 months before purchase).
First-time buyer relief: 0% up to £300,000 (on homes up to £500,000) — for UK-resident first-time buyers.
Worked example
£400,000 flat → UK-resident home-mover pays £7,500. A non-resident who also owns a home in Türkiye pays £35,500. This difference is exactly why planning matters.
Rates shown are for 2026; always confirm the exact figure with HMRC's official calculator or your solicitor before exchange.
Other costs to budget
- Conveyancing solicitor: ~£1,200–£2,500 + VAT and search fees
- Survey: £400–£1,500 depending on level and property size
- Mortgage fees: arrangement fee £0–£2,000; broker fee £0–£500
- International transfer costs: use a multi-currency provider (e.g., Wise) rather than a standard bank SWIFT transfer — the exchange-rate margin on £200,000+ can differ by thousands of pounds
- After purchase: council tax, buildings insurance, service charge & ground rent (leasehold), utilities