Buy to let stamp duty calculator

Our stamp duty calculator reflects the announcement on July 8th 2020 from the Chancellor, Rishi Sunak.

Please note that Stamp Duty Land Tax is payable by those in England and Northern Ireland.

The 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 tax you need to pay.

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

Extra stamp duty payable on investment properties and second homes

On 1st April 2016, the government introduced higher stamp duty rates for people purchasing additional residential properties. This included most investment properties and second homes.

On 8th July 2020, the Chancellor announced that there will be a temporary change to stamp duty, whereby on property sales up to £500,000, landlords will only pay the 3% surcharge. This will apply to deals which complete prior to 31st March 2021.

Property price threshold Standard SDLT rate Buy to Let SDLT rate*
Up to £500,000 0% 3%
£500,001 - £925,000 5% 8%
£925,001 - £1.5 million 10% 13%
Above £1.5 million 12% 15%

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

Find out whether the higher rate 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:

  1. If you own two or more properties at the end of the day of the transaction, unless
  2. The property you bought replaced your main home, and
  3. 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.

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