Stamp Duty (SDLT) Calculator
Work out the Stamp Duty Land Tax on a property purchase in England & Northern Ireland, including the 5% surcharge on buy-to-lets and second homes.
Stamp Duty (SDLT) Calculator
Work out the Stamp Duty Land Tax on a property purchase, including the 5% additional-dwelling surcharge for buy-to-lets and second homes. England & Northern Ireland.
Buying in Scotland or Wales? Different taxes apply (LBTT and LTT). This tool covers England & Northern Ireland only.
An estimate based on current rates. Reliefs and edge cases (mixed-use, six-or-more dwellings, uninhabitable property) can change the figure — we can confirm your exact position.
How stamp duty works on a buy-to-let or second home
Stamp Duty Land Tax (SDLT) is charged on property purchases in England and Northern Ireland. The standard residential rates are 0% up to £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million — each rate applies only to the slice of the price within that band.
If you are buying an additional residential property — a buy-to-let or a second home — a 5% surcharge applies on top of every band (raised from 3% on 31 October 2024). On a £350,000 buy-to-let that surcharge alone adds £17,500.
First-time buyers pay nothing on the first £300,000 and 5% on the portion from £300,000 to £500,000, with no relief once the price exceeds £500,000. Non-UK residents pay a further 2% surcharge.
Scotland and Wales have their own taxes (LBTT and LTT) with different rates and thresholds, so this calculator covers England and Northern Ireland only. The figure is an estimate — reliefs and edge cases (mixed-use, six-or-more dwellings, uninhabitable property) can change it.
Buying a property? Get the tax right from the start.
Stamp duty is only the first tax decision. We help landlords and investors structure purchases tax-efficiently — checking surcharge-refund routes, weighing incorporation, and planning the ongoing tax on the property. Tell us about your purchase for a no-obligation review.