Stamp Duty Calculator

Work out the stamp duty you'll owe on a UK property purchase, whether you're buying a buy-to-let, a second home, a first home or a portfolio. Covers England, Northern Ireland, Wales and Scotland.

Illustration of two blue houses with a tree between them
Stamp Duty Land Tax (SDLT), collected by HMRC.
Six or more dwellings and mixed-use purchases are charged at the cheaper non-residential rates.
Estimate only. Rates verified August 2026 and reviewed at each Budget. This tool covers freehold residential, mixed-use and six-or-more-dwelling purchases. It does not cover leasehold premiums with rent, linked transactions, company purchases over £500,000 that fall in the 15% flat charge, or reliefs such as charities, group relief or Welsh and Scottish multiple dwellings relief. Your solicitor files the return - within 14 days in England and NI, 30 days in Wales and Scotland. Not tax advice.

How to manually calculate stamp duty on a buy-to-let

Stamp duty is worked out band by band - each slice of the price is taxed at its own rate and the results added together. On a buy-to-let you pay the standard bands plus a 5% surcharge across the whole price.

Read our Stamp Duty Guide →
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Stamp duty formula
Step 1

Split the purchase price into its bands

Each slice is taxed at its own rate - the whole price is never taxed at a single rate.

Step 2

Add the buy-to-let surcharge

A second property adds 5% across the entire price, which lifts the rate on every band.

Step 3

Add the bands together

That total is your bill - and rates differ in Scotland and Wales, so check which nation the property is in first.

Worked example

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A £400,000 buy-to-let in England, bought as an additional property.

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Stamp duty = (£125,000 × 5%) + (£125,000 × 7%) + (£150,000 × 10%)

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= £6,250 + £8,750 + £15,000 = £30,000

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What landlords pay on top

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The additional property surcharge

Buy a second home or a buy-to-let and you pay a surcharge on top of the standard rates - 5 percentage points in England and Northern Ireland, 8% of the whole price in Scotland, and a separate steeper band table in Wales.

It applies once the price reaches £40,000.

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Buying six or more dwellings

Multiple Dwellings Relief was abolished in England and Northern Ireland on 1 June 2024. But buying six or more dwellings in a single transaction still lets you use the non-residential rates, which are usually far cheaper.

Mixed-use purchases get non-residential rates too.

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Why should you use our stamp duty calculator?

  • Covers all three UK systems - SDLT, Welsh LTT and Scottish LBTT
  • Gets the additional property surcharge right in each nation, and they all work differently
  • Handles six or more dwellings and mixed use at non-residential rates
  • Shows the band-by-band working, not just a total
  • Free, fast and no sign-up

FAQs

Is stamp duty the same across the UK?

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It depends where the property is. England and Northern Ireland charge Stamp Duty Land Tax (SDLT), collected by HMRC, with a £125,000 nil-rate band. Wales charges Land Transaction Tax (LTT), collected by the Welsh Revenue Authority, with a £225,000 nil-rate band. Scotland charges Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland, with a £145,000 nil-rate band.

All three are progressive - each rate applies only to the slice of the price within that band, not to the whole amount.

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

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Yes. Buying a second home or a buy-to-let means you pay a surcharge on top of the standard rates, and it works differently in each nation.

In England and Northern Ireland it's 5 percentage points added to every band. In Scotland it's the Additional Dwelling Supplement at 8% of the whole purchase price, not band by band. Wales doesn't add a surcharge at all - it swaps in a separate, steeper band table that starts at 5% from the first pound.

The surcharge only applies once the price reaches £40,000.

Can I reclaim the additional property surcharge?

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Often, yes. If you're replacing your only or main residence, the additional property surcharge shouldn't apply. If you end up paying it because the sale and purchase don't line up, you can reclaim it by selling your previous main home within 36 months.

Claims go to HMRC in England and Northern Ireland, the Welsh Revenue Authority in Wales, and Revenue Scotland in Scotland - not all to the same place.

When do I have to pay stamp duty?

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Your solicitor normally files the return and pays on your behalf as part of completion, but the liability is yours.

The deadline is 14 days from completion in England and Northern Ireland, and 30 days in both Wales and Scotland. Missing it means penalties and interest.

What happened to Multiple Dwellings Relief?

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Multiple Dwellings Relief was abolished for England and Northern Ireland on 1 June 2024. It let buyers of two or more dwellings pay tax based on the average price per dwelling rather than the total.

Nothing directly replaced it, but one route survives: buying six or more dwellings in a single transaction can still be taxed at the non-residential rates, which are usually far cheaper than residential rates with the surcharge. Mixed-use purchases get non-residential rates too.

Wales and Scotland still offer their own versions of multiple dwellings relief, so a portfolio purchase there may have a better option again.