Stamp Duty calculator for buy-to-let
Work out Stamp Duty Land Tax on an investment property in England or Northern Ireland, band by band.
Key facts
- Standard rates: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above.
- Buy-to-let and second homes pay an extra 5% on every band (if the price is £40,000 or more).
- Non-UK residents pay a further 2%.
- The tax is due within 14 days of completion. The Budget of 28 October 2026 made no change.
Stamp Duty rates for additional properties
| Slice of the price | Standard | Buy-to-let / second home | Plus non-resident |
|---|---|---|---|
| Up to £125,000 | 0% | 5% | 7% |
| £125,001 – £250,000 | 2% | 7% | 9% |
| £250,001 – £925,000 | 5% | 10% | 12% |
| £925,001 – £1.5m | 10% | 15% | 17% |
| Over £1.5m | 12% | 17% | 19% |
Replacing your main home: the surcharge refund
If you pay the surcharge because you hadn't yet sold your previous main home, you can usually claim it back if you sell that home within three years. Claim within 12 months of the sale, or 12 months of the SDLT return filing date if that is later.
Wales and Scotland
Wales charges Land Transaction Tax and Scotland charges Land and Buildings Transaction Tax, each with their own bands and surcharges. In Scotland the Additional Dwelling Supplement is 8%. This calculator covers England and Northern Ireland only.
Frequently asked questions
How much is Stamp Duty on a £250,000 buy-to-let?
£15,000: 5% on the first £125,000 (£6,250) plus 7% on the next £125,000 (£8,750).
Do companies pay the surcharge?
Yes. Companies buying residential property pay the higher rates. Purchases over £500,000 by companies can face a flat 17% unless relief applies.
Is there Stamp Duty on property under £40,000?
Additional properties under £40,000 don't pay the surcharge. Standard rates then apply, which is 0% below £125,000.
Sources
- GOV.UK: Stamp Duty Land Tax residential property rates
- HM Treasury: Budget documents, 28 October 2026
Sources last checked 9 November 2026. See all our sources and how we keep pages up to date.