Stamp Duty Calculator (Buy-to-Let)

For a home you will live in, the standard rates in England and Northern Ireland are 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. Buy-to-let and second homes add a 5% surcharge on every band. First-time buyers pay nothing up to £300,000. These rates have applied since April 2025.

On a buy-to-let or second home in England you pay the standard residential SDLT rates plus a 5% additional-dwelling surcharge on the whole price. The surcharge rose from 3% to 5% on 31 October 2024. Enter the price above and pick 'Buy-to-let / second home' to see the band-by-band total at today's rates.

Yes. A company buying residential property always pays the additional-dwelling rates, no matter how many properties it owns, so it never gets the standard-only rates. Companies buying above £500,000 can also face the 15% flat higher-rate charge in some cases, which this calculator does not model.

The surcharge applies when, at the end of the day of purchase, you own more than one residential property and are not replacing your main residence. That covers most buy-to-lets, holiday lets and second homes. It is charged on the entire purchase price, not just the amount over a threshold.

No. SDLT applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) with its own bands and a 6% Additional Dwelling Supplement, and Wales charges Land Transaction Tax (LTT). This tool covers England and Northern Ireland only.