Calculator · England and Northern Ireland
Buy-to-let stamp duty calculator
How it works: since 1 April 2025, Stamp Duty Land Tax is 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. If you will own more than one residential property, add 5% to every band. Non-UK residents add a further 2%.
Effective rate 6.67% of £300,000.
| Portion of the price | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 5% | £6,250 |
| £125,000 to £250,000 | 7.0% | £8,750 |
| £250,000 to £300,000 | 10% | £5,000 |
The rates
| Portion of the price | Standard rate | Additional property rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Above £1.5 million | 12% | 17% |
Worked example
GOV.UK's own example: an additional property bought for £300,000 on or after 1 April 2025 pays 5% on the first £125,000 (£6,250), 7% on the next £125,000 (£8,750) and 10% on the final £50,000 (£5,000). Total: £20,000. Put £300,000 into the calculator above and you get the same.
Things that change the answer
- Properties under £40,000 do not pay the 5% surcharge.
- Companies buying residential property usually pay the higher rates from the first property.
- Replacing your main home can mean the surcharge does not apply, or can be reclaimed if you sell the old one within three years.
- Scotland and Wales have their own taxes, Land and Buildings Transaction Tax and Land Transaction Tax, with different rates. This calculator does not cover them.
- Mixed-use and six or more dwellings can be taxed at non-residential rates. Take advice.
Every DealSold deal shows its stamp duty
Deal figures on DealSold include stamp duty at these rates, calculated by the platform, so the total cost and return you see already allow for it.
Capital at risk. Property values and rents can go down as well as up.
How we made this
Rates from GOV.UK residential rates and HMRC guidance on additional properties, checked on the date shown. The same calculation runs inside DealSold and is tested against GOV.UK's worked examples. This is general information, not tax advice.