Stamp duty calculator
Work out the Stamp Duty Land Tax on any UK property purchase — buy-to-let, second home, standard residential or first-time buyer. Updated for 2026 rates including the 5% additional dwelling surcharge introduced on 31 October 2024.
Purchase
Buyer situation
Total stamp duty
£20,000
On a £300,000 purchase
Effective rate
6.67%
SDLT as % of purchase price
Net cost (price + SDLT)
£320,000
Before legal fees, survey, etc.
Band-by-band breakdown
| Slice of price | Amount | Base rate | Surcharge | Effective | SDLT |
|---|---|---|---|---|---|
| £0 – £125,000 | £125,000 | 0% | +5% | 5% | £6,250 |
| £125,000 – £250,000 | £125,000 | 2% | +5% | 7% | £8,750 |
| £250,000 – £300,000 | £50,000 | 5% | +5% | 10% | £5,000 |
| Total SDLT | £20,000 | ||||
England & Northern Ireland only. Scotland uses LBTT (Land and Buildings Transaction Tax) and Wales uses LTT (Land Transaction Tax) — different bands and surcharges apply. Always confirm with a solicitor before completing.
Bought the property? Track the rest with RentFig
RentFig logs your purchase price, SDLT, legal fees and other acquisition costs against the property — feeding directly into your accounting and HMRC Self Assessment.
UK stamp duty — FAQ
The most common questions UK landlords ask about Stamp Duty Land Tax for buy-to-let and second-home purchases.
- What is the stamp duty surcharge for buy-to-let in 2026?
- Buy-to-let and second-home purchases in England and Northern Ireland are subject to a 5% additional dwelling surcharge on top of the standard SDLT rates. The surcharge was increased from 3% to 5% on 31 October 2024 and applies to every band of the purchase price.
- Do I pay stamp duty on a £200,000 buy-to-let?
- Yes. On a £200,000 BTL or second home in 2026, the bill is £11,500 — 5% on the first £125,000 (£6,250) and 7% on the remaining £75,000 (£5,250). That's an effective rate of 5.75%.
- What are the SDLT bands for additional properties in 2026?
- Up to £125,000: 5%. £125,001 to £250,000: 7%. £250,001 to £925,000: 10%. £925,001 to £1,500,000: 15%. Above £1,500,000: 17%. These are the effective rates after adding the 5% additional dwelling surcharge to the standard residential bands.
- Can I avoid the buy-to-let stamp duty surcharge?
- Generally no, if you already own one or more residential properties anywhere in the world. The surcharge can be reclaimed if the purchase replaces your main residence within 3 years. Buying through a limited company doesn't avoid it — companies pay the same 5% surcharge from the first £1.
- Does this calculator cover Scotland and Wales?
- No. Scotland uses LBTT (Land and Buildings Transaction Tax) and Wales uses LTT (Land Transaction Tax), both with their own bands and additional-dwelling supplements. This calculator covers England and Northern Ireland only.
- What about the non-UK resident surcharge?
- Non-UK residents pay an extra 2% on top of standard or additional-dwelling rates, in force since 1 April 2021. For a non-resident buy-to-let purchase the total surcharge is therefore 7% (5% additional dwelling + 2% non-resident).
- Is the 17% flat rate for companies relevant for buy-to-let?
- The 17% flat rate applies to companies buying a single dwelling over £500,000 under the ATED (Annual Tax on Enveloped Dwellings) regime, but properties let to third parties on commercial terms normally qualify for relief. Most BTL ltd companies therefore pay the additional-dwelling rates shown by this calculator — but it's worth confirming with a property tax accountant before completing.