Written by Hammad Rasool MAAT·AAT licensed accountant·Updated November 2026

Enter the price above and the result appears here.

The rates this calculator uses

These are the residential Stamp Duty Land Tax rates for England and Northern Ireland published on GOV.UK. You pay each rate only on the slice of the price that falls inside that band.

  • Up to £125,000: 0%
  • £125,001 to £250,000: 2%
  • £250,001 to £925,000: 5%
  • £925,001 to £1.5 million: 10%
  • Above £1.5 million: 12%

Buy to let and second homes: the 5% surcharge

If the purchase means you will own more than 1 residential property, you usually pay 5% on top of every band. On a buy to let that 5% applies to the whole price, starting from the first pound.

Example

You buy a £250,000 buy to let. Standard Stamp Duty would be £2,500. The surcharge adds 5% of £250,000, which is £12,500. Your total bill is £15,000, an effective rate of 6%.

Key point: if you are replacing your main home and have not sold the old one yet, you pay the surcharge up front. You can claim the 5% back if you sell the previous main home within 36 months.

First time buyers

If you, and everyone you are buying with, are first time buyers, you pay nothing on the first £300,000 and 5% on the part between £300,001 and £500,000. If the price is over £500,000 the relief is lost completely and the standard rates apply to the whole price.

Non UK residents

There is usually a further 2% surcharge if you have not been in the UK for at least 183 days in the 12 months before the purchase. It stacks on top of the 5% surcharge.

Buying through a limited company

A company buying a residential property pays the 5% surcharge even if it is the only property the company owns. Whether a company is the right way to hold a buy to let depends on your income, mortgage and plans, and is worth settling before you make an offer. See Stamp Duty on buy to let and Stamp Duty explained.

Common questions

How much is Stamp Duty on a buy to let?
You pay the standard rates plus a 5% surcharge on the whole price. On a £250,000 buy to let that is £15,000.
How much is Stamp Duty on a second home?
The same as a buy to let: the standard rates plus 5% on the full price, if you will own more than 1 residential property after the purchase.
Do first time buyers pay Stamp Duty?
Not on the first £300,000. They pay 5% on the part from £300,001 to £500,000. Above £500,000 the relief does not apply.
When do I have to pay Stamp Duty?
The return and payment are due within 14 days of completion. Your solicitor normally handles both.
Can I get the 5% surcharge back?
Yes, if you bought a new main home before selling the old one and you sell the previous main home within 36 months.

Checked against GOV.UK on 10 November 2026: Stamp Duty Land Tax: residential property rates.

About the author

Hammad Rasool MAAT is an AAT licensed accountant based in Bolton. TaxTune Accountants looks after sole traders, landlords, contractors and limited companies in Bolton, Wigan, Bury, Salford, Oldham, Stockport and Manchester, and online across the UK.