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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.

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

Calculate stamp duty

Property purchase price is required.
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The stamp duty surcharge on investment properties and second homes

An additional 3% surcharge, on top of standard SDLT rates, is paid when purchasing buy to let or additional properties.

Property price thresholdStandard SDLT rateBuy to Let SDLT rate*
Up to £125,0000%3%
£125,001 - £250,0002%5%
£250,001 - £925,0005%8%
£925,001 - £1.5 million10%13%
Above £1.5 million12%15%

* Caravans, houseboats, mobile homes and residential properties bought for less than £40,000 are exempt.

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:

  1. The property you bought replaced your main home, and
  2. 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.

What is stamp duty?

Stamp Duty Land Tax (SDLT) is a tax payable on property purchases in England and Northern Ireland.

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.