Stamp Duty on a £500,000 buy-to-let
The exact Stamp Duty on a £500,000 additional property, band by band, with comparisons across the UK.
Key facts
- England and NI buy-to-let: £40,000 (8.00%).
- Replacing your main home instead: £15,000.
- Scotland: £63,350. Wales: £42,450.
- Pay within 14 days of completion (England and NI).
Stamp Duty on a £500,000 buy-to-let: band by band
Buying a £500,000 buy-to-let or second home in England or Northern Ireland costs £40,000 in Stamp Duty, an effective rate of 8.00%. That's £25,000 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 – £500,000 | 10% | £25,000 |
| Total | £40,000 |
How it compares
| Buyer | Tax on £500,000 |
|---|---|
| Buy-to-let / second home (England, NI) | £40,000 |
| Non-UK resident buy-to-let (England, NI) | £50,000 |
| Replacing main home (England, NI) | £15,000 |
| First-time buyer (England, NI) | £10,000 |
| Buy-to-let in Scotland (LBTT + 8% ADS) | £63,350 |
| Buy-to-let in Wales (LTT higher rates) | £42,450 |
Across the UK, a £500,000 buy-to-let costs least in England (£40,000).
Total cash needed
With a 25% deposit (£125,000), Stamp Duty of £40,000 and roughly £2,000 to £4,000 for legal fees, survey and mortgage fees, expect to need about £167,000 to £169,000 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 · £450k · £600k · £750k · £1m
Frequently asked questions
How much is Stamp Duty on a £500,000 buy-to-let?
£40,000 in England and Northern Ireland, including the 5% surcharge on each band. A non-UK resident pays £50,000.
Is it cheaper to buy a £500,000 rental in Scotland or Wales?
On a £500,000 purchase, Scotland costs £63,350 (including £40,000 ADS) and Wales costs £42,450, against £40,000 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.