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% |
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.
