Buy-to-Let & Second Home Stamp Duty Calculator

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Calculate what you鈥檒l owe in stamp duty taxes for a second property or buy-to-let investment.

We鈥檙e here to support you through buying an investment property by sharing insight into the buy-to-let stamp duty surcharge you鈥檒l need to pay as part of the process.

Calculate your stamp duty by selecting the buy-to-let or additional home option.

Stamp duty calculator 2025/26

Find out how much you'll pay in stamp duty.

Property price

Property price is required

Are all buyers UK residents?

Yes, all buyers are UK residents Some or all buyers are non-UK residents

Select which applies to this property purchase

First-time buyer Moving home Additional property or buy-to-let

Stamp duty to pay

Effective rate

Here are the current stamp duty rates

Bracket	Standard rate	Buy-to-let rate
Under £40,000	0%	0%
£40,001 - £125,000	0%	5%
£125,001 - £250,000	2%	7%
£250,001 - £925,000	5%	10%
£925,001 - £1.5 million	10%	15%
Over £1.5 million	12%	17%

Stamp duty land tax (SDLT) is a progressive tax you鈥檙e required to pay when you buy a freehold, leasehold or shared ownership residential property over £125,000 in England and Northern Ireland. The rates, which are payable only on the portion of a property price that falls within each band, were updated on 1 April 2025.

From October 2024, anyone purchasing a residential property in England or Northern Ireland in addition to their main home pays an extra 5% in stamp duty tax. As stamp duty is tiered, you鈥檒l pay a different stamp duty rate on different portions of the property鈥檚 value.

If the property is in Scotland, buyers pay instead. If the property is in Wales, buyers pay .

Disclaimer: This calculator is for general interest only and doesn鈥檛 constitute formal advice. The calculator shouldn鈥檛 be considered up to date or complete, and relates only to certain types of residential property in England or Northern Ireland. Always consult your property lawyers, accountants, or other financial advisors on tax issues.

Frequently asked questions

How is buy-to-let stamp duty calculated?

Here's an example of how second home stamp duty (SDLT) is calculated. If you bought a second home or buy-to-let property for £850,000, you鈥檇 pay 5% on the first £125,000, 7% on the next £125,001 to the value of £250,000, and 10% on the portion that falls above £250,001.

£125,000 x 0.05 = £6,250
£250,000 - £125,000 x 0.07 = £8,750
£100,000 x 0.10 = £60,000
Total SDLT = £75,000

If you鈥檇 like to calculate the stamp duty on a non-residential asset, such as a mixed-use property, visit our commercial stamp duty calculator.

What if I own a property abroad and buy a second property in the UK?

If you own and live in a property overseas and want to buy a second home in the UK, you鈥檒l be required to pay the increased buy-to-let rates. The definition of main residence is based on fact (where you live) rather than subject to election, which differs from other taxes. Please note, stamp duty rates are higher for non-UK residents.

Are any types of properties exempt from the second home tax surcharge?

Yes; caravans, houseboats, mobile homes and properties under £40,000 are exempt.

Are there any exemptions around family relationships and the buy-to-let stamp duty surcharge?

Married couples and civil partners who own one property won鈥檛 pay the surcharge but if either of them owns more than one property both may have to pay the higher rates when buying another property.
If parents purchase a property for their children in their name and already own their home, they鈥檙e eligible to pay the surcharge, but if parents gift money towards a deposit but don鈥檛 jointly own the property with their child, the higher rate doesn鈥檛 apply.

What is the stamp duty rate for non-UK residents?

A non-UK resident is defined as an individual who isn't present in the UK for at least 183 days (6 months) during the 12 months before your purchase. In April 2021, a 2% stamp duty surcharge for overseas buyers purchasing residential property in England and Northern Ireland was introduced. The surcharge applies to any type of non-resident buyer (company or individual), subject to a few exceptions for specific collective investment vehicles, such as real estate investment trusts (REITs). The surcharge is levied in addition to the 5% buy-to-let and second homes charge, the flat 17% stamp duty rate on purchases worth more than £500,000 by companies acting as envelopes, and the existing stamp duty rates for home buyers.