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Buy to let stamp duty calculator
If you are considering investing in rental property you will want to know the stamp duty on buy to let. Use our buy to let stamp duty calculator to work this out.
The calculator on this page works out Stamp Duty Land Tax payable on rental property (to include holiday lets and short term lets) in England and Northern Ireland. If your property is in Wales or Scotland, different taxes apply.
As of 31st October 2024, the stamp duty surcharge on buy to let property increased from 3% to 5%. This change was brought in under Labour’s Autumn Budget, delivered by Chancellor of the Exchequer Rachel Reeves.
If you are not present in the UK for at least 183 days (6 months) during the 12 months before your purchase you are ‘not a UK resident’ for the purposes of Stamp Duty Land Tax.
If you are not a UK resident, you will usually pay a 2% surcharge if you’re buying a residential property in England or Northern Ireland.
The buy to let stamp duty calculator is for information purposes only, please seek professional tax advice to be certain of your position on stamp duty.
How to use the buy to let stamp duty calculator
Use the calculator to find out how much stamp duty land tax you need to pay when purchasing a property. Input your property’s purchase price and hit ‘calculate’. Our buy to let stamp duty calculator will tell you:
- Total stamp duty payable on your buy to let property
- The overall tax rate
- How the total stamp duty figure is calculated
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The stamp duty surcharge on investment properties and second homes
Additional properties: If you already own a property (for example your home, or another buy to let property) an additional 5% surcharge, on top of standard SDLT rates, is paid when purchasing buy to let or additional properties.
| Property price threshold | Standard SDLT rate | Buy to Let SDLT rate* |
|---|---|---|
| Under £125,000 | 0% | 5% |
| Up to £250,000 | 2% | 7% |
| £250,001 - £925,000 | 5% | 10% |
| £925,001 - £1.5 million | 10% | 15% |
| Above £1.5 million | 12% | 17% |
* Caravans, houseboats, mobile homes, and residential properties bought for less than £40,000 are exempt from stamp duty.
Find out whether the stamp duty surcharge applies to you
The higher rate of stamp duty applies to most buy-to-let transactions, but some may be exempt. Here is a quick guide to when the rules will apply:
The surcharge will apply if you own two or more properties at the end of the day of the transaction, unless:
- The property you bought replaced your main home, and
- You are selling your old home.
Claiming a refund
If you do not sell your old home on the same day that you buy your new one, the higher rates will apply. You will have 36 months to claim a refund.
If you do not buy a new home on the same day that you sell your old one, you will have 36 months until the higher rates will apply to the onward purchase. (Assuming that they otherwise would.)
Limited companies
Companies and collective investment vehicles (CIVs) always pay the higher rates, even if they do not own any other properties.
FAQs
Stamp Duty Land Tax (SDLT) is a tax payable on property purchases in England and Northern Ireland (similar taxes apply on property in Wales and Scotland).
You have 14 days from the completion of your property sale to pay your stamp duty.
In Wales you will need to pay Land Transaction Tax, and in Scotland you will pay Land and Buildings Transactions Tax.
The stamp duty you pay on buy to let property changed on 31st October 2024. Previously a 3% surcharge was paid on top of the basic stamp duty rate. However, the Labour party increased the surcharge to 5%. Use our buy to let stamp duty calculator to find out how much you will pay on your buy to let property purchase.
The stamp duty surcharge applies on buy to let property, because it is chargeable on any second property you own. However, if you sell a property, taking you back down to only owning one, and that happens within three years of your previous purchase, you can claim a refund on the surcharge amount you paid. There are rules around this which are explained on the UK government website.
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