Buy to let stamp duty calculator

Our stamp duty calculator reflects the end of the SDLT holiday as of the 1st of October 2021.

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.

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Property information

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Property purchase price is required.
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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

What is the extra stamp duty payable on investment properties and second homes

You will usually have to pay an additional 3% surcharge, on top of standard SDLT rates, when purchasing buy to let or additional properties.

In 2020, there was a change to the thresholds, in an attempt to engage the property market during the Coronavirus pandemic. It was referred to as the ‘stamp duty holiday’.

The stamp duty holiday threshold alteration has ended on the 1st of October 2021.

Property price threshold Standard SDLT rate Buy to Let SDLT rate*
Up to £125,000 0% 3%
£125,001 - £250,000 2% 5%
£250,001 - £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 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.

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