Stamp Duty Calculator UK 2026 (Buy-to-Let)
Calculate stamp duty (SDLT) for buy-to-let and additional property purchases in England. Includes the 5% surcharge for second homes.
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SDLT Rates for Buy-to-Let Properties (2026)
When purchasing a buy-to-let or additional property in England, you pay Stamp Duty Land Tax (SDLT) at the standard rates plus a 5% surcharge on each band.
| Property Price Band | Standard Rate | BTL Rate (with surcharge) |
|---|---|---|
| Up to £250,000 | 0% | 5% |
| £250,001 - £925,000 | 5% | 10% |
| £925,001 - £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Worked Example: £300,000 Buy-to-Let
- First £250,000 at 5% = £12,500
- Next £50,000 at 10% = £5,000
- Total SDLT = £17,500 (effective rate: 5.83%)
Reducing Your Stamp Duty Bill
- Multiple dwellings relief was abolished in June 2024 — this is no longer available
- Buy through a company — same rates apply, but may offer other tax advantages
- Purchase below £250,000 — you'll only pay the 5% surcharge, no standard SDLT
- Factor SDLT into yield calculations — use our rental yield calculator to check returns still make sense
For a complete overview of the costs involved in becoming a landlord, read our how to be a landlord guide.
Frequently Asked Questions
How much stamp duty do I pay on a buy-to-let property?
Buy-to-let properties attract the standard SDLT rates plus a 5% surcharge. For example, a £300,000 BTL purchase would cost £17,500 in stamp duty (£2,500 standard + £15,000 surcharge).
When did the additional property surcharge change?
The surcharge increased from 3% to 5% from 31 October 2024. This applies to all additional property purchases including buy-to-let, second homes, and properties purchased by companies.
Can I claim the surcharge back if I sell my main home?
If you buy a new main home before selling your old one, you pay the surcharge but can reclaim it within 3 years of the purchase if you sell the original property.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds. This calculator covers England and Northern Ireland only.