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Free tool · England and Northern Ireland

How much stamp duty do I pay on a buy-to-let? The 5% extra, band by band

Buying another residential property to let adds 5% to every Stamp Duty Land Tax band.

More

Type the price and see the bill band by band, what the extra 5% accounts for, and what it would have been without it.

A house tag marked with a percent sign lies on a kitchen table beside a simple calculator and a pencil.
A house tag marked with a percent sign lies on a kitchen table beside a simple calculator and a pencil.

Additional property, £250,000

Standard bands + 5% of each band

£2,500 + £12,500£15,000

  • YesNothing you type is stored
  • YesBand by band, with the surcharge shown
  • DependsIndividuals; companies follow other rules
£

England or Northern Ireland, buying a residential property you will let.

Stamp duty to pay
£15,000
Of which the 5% extra
£12,500
Effective rate
6.00%
Without the 5% extra
£2,500

Band by band

Portion of the priceStandard+5%
£0 – £125,000£0£6,250
£125,000 – £250,000£2,500£6,250
Standard rates
£2,500
Higher rates for additional properties
£12,500
Total
£15,000
Put it into the yield calculator →

What to do with the number

Stamp duty is cash in on day one, so it belongs in the rental yield calculator as a purchase cost. Whether a lender would agree the loan, and what is left after Section 24, is the stress test calculator's job.

Where it sits

A calculation, not advice. Rates are those GOV.UK publishes for England and Northern Ireland, read on 7 October 2026. Reliefs, linked transactions, leasehold lease premiums, companies and multiple-property purchases change the answer and are not modelled here; HMRC's SDLT calculator covers them and your conveyancer files the return.

LetBuddy keeps the purchase on the property afterwards: the cost, the date, and the expenses that follow, in HMRC's categories, so the return you achieved is a report rather than an estimate.

Common questions

How much stamp duty do I pay on a buy-to-let?

The standard residential rates plus 5% on every band. On a £250,000 purchase that is £2,500 at the standard rates and £12,500 for the extra 5%, so £15,000 in all. The calculator above does the arithmetic for any price.

What are the standard Stamp Duty Land Tax rates?

Nothing on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above that. These apply to a single property; a buy-to-let adds 5% to each band.

When does the 5% higher rate apply?

When buying the property means you will own more than one residential property, which a buy-to-let for someone who already has a home nearly always does. It does not apply to a purchase under £40,000. If the property replaces your main residence and the old one is sold within 36 months of completion, the extra 5% can be refunded.

Does this work for Scotland or Wales?

No. Scotland charges Land and Buildings Transaction Tax with its own Additional Dwelling Supplement, and Wales charges Land Transaction Tax with its own higher rates. Both have different bands. This calculator is for England and Northern Ireland, where Stamp Duty Land Tax applies.

What if I buy through a company?

Companies and several other buyer types follow different rules, and buying six or more residential properties in one transaction can be charged differently. Those cases are not calculated here; HMRC's own SDLT calculator and a conveyancer will give the figure.

Is the stamp duty counted in my yield?

It counts against the cash you put in, not against the property's yield. Put the result into the purchase costs field of the rental yield calculator and the cash-on-cash return moves accordingly.

Is anything I type stored?

No. The calculation runs in your browser. The price is written into the page address so you can copy a link to the result; that is the only place it goes.

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A calculation, not advice. Your conveyancer confirms the figure that is filed.

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