Work out the stamp duty on a buy-to-let or second home in England in seconds. The calculator applies the current SDLT bands plus the 5% additional-property surcharge, and shows a band-by-band breakdown. Results update as you type.
Buy-to-Let Stamp Duty (SDLT) Calculator — England
| Band | Rate | Tax |
|---|
How to use it
- Enter the purchase price.
- Leave “Additional property” ticked for a buy-to-let or second home (it adds the 5% surcharge). Untick it for your only home to see standard rates.
- Read the total stamp duty, the effective rate, and the band-by-band breakdown.
The 5% surcharge explained
If you already own a property and buy another for £40,000 or more, the purchase is an “additional dwelling” and attracts a 5% surcharge on top of the standard rate in every band. That applies to most buy-to-lets and second homes. The surcharge was increased from 3% to 5% on 31 October 2024.
Buy-to-let SDLT rates (England, 2026)
| Portion of price | Standard rate | Additional property (BTL) |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1.5m | 10% | 15% |
| Over £1.5m | 12% | 17% |
Excel deal calculator
Stamp duty is only one line of the deal
Does It Stack? feeds the stamp duty figure straight into full returns, with lender stress tests and Section 24 built in.
- Buy to let, HMO, BRR, flip, rent-to-rent, holiday let and development tabs
- UK stamp duty surcharges, Section 24 and lender stress tests built in
- A clear answer: does the deal stack or not?
Frequently asked questions
Does the 5% surcharge apply to limited companies?
Yes. Companies buying residential property pay the additional-property rates, and a separate flat 17% can apply to purchases over £500,000 by certain corporate buyers. This calculator shows the standard additional-property rates.
What about Scotland and Wales?
This calculator covers England (SDLT). Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with their own bands and surcharges.
Can I avoid the surcharge?
Generally not on a buy-to-let. It can be refundable in limited cases — for example if you’re replacing your main residence and sell the old one within the time limit. Check your position with a conveyancer.
Rates checked against GOV.UK. This tool gives estimates for general guidance only and is not tax advice — confirm your liability with a conveyancer or HMRC before you buy.
Excel calculator from Landlords Portal
Does the deal stack after tax?
The Does It Stack? calculator shows your cashflow after stamp duty, Section 24 and running costs, and whether a lender will pass the deal.
- Buy-to-let, BRR, HMO, flips, holiday lets and development in one Excel file
- Cashflow after stamp duty, Section 24 and running costs
- Lender stress test before you make an offer
