Stamp Duty Calculator — Buy-to-Let Rates

This calculator works out the Stamp Duty Land Tax (SDLT) due on a buy-to-let or additional residential property purchase in England or Northern Ireland. It applies the additional property surcharge that applies when a buyer already owns other residential property. The result shows the tax at each rate band and the total due at both standard and additional-property rates, so the surcharge cost is visible as a separate figure.

Jurisdiction notice: This calculator covers England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT). Wales uses Land Transaction Tax (LTT). Rates shown are for residential property purchases. Commercial property rates differ.

Property purchase price (£) *Enter the full purchase price in pounds.

Is this a buy-to-let or additional residential property? *YesNoSelect Yes if you will own more than one residential property after this purchase. The additional property surcharge of 5% applies.

Are you a first-time buyer? *YesNoFirst-time buyer relief applies to properties priced up to £500,000 and is only available if this is not an additional property.

Band 1 taxable (up to £250,000)

Band 2 taxable (£250,001 to £925,000)

Band 3 taxable (£925,001 to £1,500,000)

Band 4 taxable (over £1,500,000)

Tax on Band 1 (0%)

Tax on Band 2 (5%)

Tax on Band 3 (10%)

Tax on Band 4 (12%)

Total SDLT at standard rates

FTB eligible flag

FTB Band 1 taxable (up to £425,000)

FTB Band 2 taxable (£425,001 to £500,000)

Total SDLT under FTB relief

Additional property surcharge (5%)

Total SDLT at additional property rates

Total SDLT due

Effective SDLT rate

BTL Band 1 tax (5% surcharge band = 5% on band 1)

BTL Band 2 tax (10%)

BTL Band 3 tax (15%)

BTL Band 4 tax (17%)

Your SDLT calculation

Band	Rate	Amount in band	Tax
Up to £250,000	0%	£{calc-b1}	£0
£250,001 to £925,000	5%	£{calc-b2}	£{calc-tax-b2}
£925,001 to £1,500,000	10%	£{calc-b3}	£{calc-tax-b3}
Over £1,500,000	12%	£{calc-b4}	£{calc-tax-b4}
Total SDLT			£{calc-std}
Effective rate			{calc-effective}%

Your SDLT calculation — first-time buyer relief

Band	Rate	Amount in band	Tax
Up to £425,000	0%	£{calc-ftb-b1}	£0
£425,001 to £500,000	5%	£{calc-ftb-b2}	£{calc-ftb-total}
Total SDLT (with FTB relief)			£{calc-ftb-total}
Effective rate			{calc-effective}%

First-time buyer relief applied. This relief is available on properties priced up to £500,000 where the buyer has not previously owned a residential property.

Your SDLT calculation — additional property rates

Band	Standard rate	BTL rate	Amount in band	Tax (BTL)
Up to £250,000	0%	5%	£{calc-b1}	£{calc-b1-surcharge}
£250,001 to £925,000	5%	10%	£{calc-b2}	£{calc-b2-btl-tax}
£925,001 to £1,500,000	10%	15%	£{calc-b3}	£{calc-b3-btl-tax}
Over £1,500,000	12%	17%	£{calc-b4}	£{calc-b4-btl-tax}
Standard SDLT total				£{calc-std}
Additional property surcharge (5% on full price)				£{calc-surcharge}
Total SDLT at BTL rates				£{calc-btl}
Effective rate				{calc-effective}%

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How to use this tool

Enter the property purchase price.
Select whether this is an additional residential property or a buy-to-let purchase.
Select whether you already own other residential property in the UK.
The SDLT breakdown by band and the total will appear below.

Understanding your results

SDLT applies in bands, using the same mechanism as income tax. Each rate applies only to the portion of the purchase price that falls within that band, not to the full price. For example, on a £400,000 purchase the first £250,000 falls in the nil-rate band and attracts no tax. The remaining £150,000 is taxed at the rate applying to that band.

The additional property surcharge adds a fixed number of percentage points to each band for buyers who already own residential property in the UK. Where the calculator shows both a standard rate total and a buy-to-let total, the difference between the two is the cost of the surcharge for your purchase price.

The effective rate is the total SDLT expressed as a percentage of the purchase price. It is useful when comparing acquisition costs across different properties or purchase prices.

Save this result — create a free account to save your calculation and access it later.

Legal context

Stamp Duty Land Tax applies to residential property purchases in England and Northern Ireland. The additional property surcharge was introduced in April 2016 and applies where a buyer owns or will own more than one residential property. The surcharge rate was increased from 3 per cent to 5 per cent in the Autumn Budget of October 2024. Wales uses Land Transaction Tax (LTT) instead of SDLT; Scotland uses Land and Buildings Transaction Tax (LBTT). This calculator does not cover purchases in Wales or Scotland. SDLT thresholds and rates are set by HM Revenue and Customs and can change at each Autumn Budget or Spring Statement. Verify current rates at gov.uk/stamp-duty-land-tax before making any financial decision.

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