Stamp Duty on a £450,000 buy-to-let
The exact Stamp Duty on a £450,000 additional property, band by band, with comparisons across the UK.
Key facts
- England and NI buy-to-let: £35,000 (7.78%).
- Replacing your main home instead: £12,500.
- Scotland: £54,350. Wales: £36,200.
- Pay within 14 days of completion (England and NI).
Stamp Duty on a £450,000 buy-to-let: band by band
Buying a £450,000 buy-to-let or second home in England or Northern Ireland costs £35,000 in Stamp Duty, an effective rate of 7.78%. That's £22,500 more than someone replacing their main home pays, because the 5% surcharge applies to every band.
| Slice of the price | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 5% | £6,250 |
| £125,000 – £250,000 | 7% | £8,750 |
| £250,000 – £450,000 | 10% | £20,000 |
| Total | £35,000 |
How it compares
| Buyer | Tax on £450,000 |
|---|---|
| Buy-to-let / second home (England, NI) | £35,000 |
| Non-UK resident buy-to-let (England, NI) | £44,000 |
| Replacing main home (England, NI) | £12,500 |
| First-time buyer (England, NI) | £7,500 |
| Buy-to-let in Scotland (LBTT + 8% ADS) | £54,350 |
| Buy-to-let in Wales (LTT higher rates) | £36,200 |
Across the UK, a £450,000 buy-to-let costs least in England (£35,000).
Total cash needed
With a 25% deposit (£112,500), Stamp Duty of £35,000 and roughly £2,000 to £4,000 for legal fees, survey and mortgage fees, expect to need about £149,500 to £151,500 in cash. Check the rent covers the mortgage with the buy-to-let mortgage calculator.
Other prices: £100k · £125k · £150k · £175k · £200k · £225k · £250k · £275k · £300k · £350k · £400k · £500k · £600k · £750k · £1m
Frequently asked questions
How much is Stamp Duty on a £450,000 buy-to-let?
£35,000 in England and Northern Ireland, including the 5% surcharge on each band. A non-UK resident pays £44,000.
Is it cheaper to buy a £450,000 rental in Scotland or Wales?
On a £450,000 purchase, Scotland costs £54,350 (including £36,000 ADS) and Wales costs £36,200, against £35,000 in England.
Sources
- GOV.UK: Stamp Duty Land Tax residential property rates
- Scottish Government: Scottish tax ready reckoners 2026-27 (LBTT rates and ADS)
- Welsh Government: Land Transaction Tax rates and bands
Sources last checked 10 November 2026. See all our sources and how we keep pages up to date.