Buy-to-Let Stamp Duty (SDLT) Calculator
Estimate Stamp Duty Land Tax on a residential property purchase in England or Northern Ireland, including the additional property surcharge that applies to most buy-to-let and second home purchases.
How stamp duty works on a buy-to-let purchase
Stamp Duty Land Tax is charged in slices, not on the whole price at one rate. For residential purchases in England and Northern Ireland the standard bands are 0% up to £125,000, 2% on the portion to £250,000, 5% to £925,000, 10% to £1.5 million, and 12% above that, per HMRC’s published rates. Wales and Scotland run their own equivalent taxes with different bands, so this calculator covers England and Northern Ireland only.
The 5% additional dwelling surcharge
Buying a property that is not replacing your main residence, which covers most buy-to-let and second home purchases, adds 5% to every band, so the effective rates run from 5% on the first slice to 17% at the top. The surcharge applies to the whole price from the first pound, which is why it dominates the bill on typical rental purchases. If you buy a new main home before selling the old one, you pay the surcharge upfront but can reclaim it from HMRC if the old main residence sells within 36 months.
First-time buyer relief
First-time buyers pay nothing up to £300,000 and 5% on the portion between £300,001 and £500,000, with no relief at all if the price exceeds £500,000. The relief never applies to a purchase that attracts the additional dwelling surcharge, so it is rarely relevant to landlords, but it matters when advising family members or when a first purchase is also a first let.
Filing and paying
The SDLT return must be filed and the tax paid within 14 days of completion. Conveyancers normally handle the mechanics, but the liability is the buyer’s, and late filing penalties land on you rather than the solicitor. Non-UK residents pay a further 2% surcharge on top of everything above.
Frequently asked questions
How much stamp duty do I pay on a buy-to-let property?+
You pay the standard SDLT bands plus a 5% surcharge on each band when the purchase is an additional dwelling: 5% up to £125,000, 7% on the portion to £250,000, 10% to £925,000, 15% to £1.5 million, and 17% above that. The calculator itemises every band for the price you enter.
When is stamp duty paid, and by whom?+
An SDLT return must be filed and the tax paid within 14 days of completion. Your conveyancer normally handles the filing, but the legal liability sits with the buyer.
Does the surcharge apply if I am replacing my main home?+
No. If the property replaces your main residence and your previous main residence is sold within 36 months, the additional dwelling surcharge does not apply, and HMRC will refund it if you pay first and complete the sale later.
Do limited companies pay the stamp duty surcharge?+
Yes. Companies pay the additional dwelling rates on residential purchases even for their first property, and some corporate purchases over £500,000 attract a higher flat rate. Take professional advice before buying through a company.
This calculator is for guidance only and does not constitute tax advice. Always verify with HMRC or a qualified conveyancer before completing a purchase.
SDLT is one line in the deal. STEMHQ tracks yield, running costs, and compliance across every property so you know a purchase stacks up before and after completion.
Start free