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🏷️ Tax

Stamp Duty Calculator (Buy-to-Let)

Work out the Stamp Duty Land Tax on a UK property purchase at today's rates. Toggle buy-to-let or second home to add the 5% additional-dwelling surcharge, and see the total, the effective rate and the band-by-band breakdown.

£
Purchase type

Buy-to-let and second homes pay the 5% additional-dwelling surcharge on top of standard rates.

Stamp duty due£15,000
Effective rate6.00%
BandRateSDLT
£0 – £125k5% (0%+5%)£6,250
£125k – £250k7% (2%+5%)£8,750

England and Northern Ireland rates. Scotland (LBTT) and Wales (LTT) differ.

SDLT for England and Northern Ireland at current rates. First-time buyer relief is not applied. This is an estimate to help you budget, not tax advice - confirm with your solicitor before you complete.

Questions landlords ask

How much stamp duty do I pay on a buy-to-let?+

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.

Does a limited company pay the stamp duty surcharge?+

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.

When does the additional 5% surcharge apply?+

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.

Is stamp duty the same across the UK?+

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.

Related tools

🧾 Section 24 taxSee what the Section 24 mortgage-interest restriction costs a landlord: tax before and after the change, the 20% credit and your post-tax profit.⚖️ Company vs personalCompare post-tax buy-to-let income held personally under Section 24 against a limited company paying corporation tax, side by side with the difference.🏦 Capital gains taxEstimate the CGT on selling a buy-to-let: your gain after costs and the annual exempt amount, split across the 18% and 24% rates.

Track the whole portfolio, not just one deal

Padlord keeps every property's yield, cashflow, equity, SDLT and compliance dates current, and shows the personal vs limited-company tax picture side by side.

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