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Buy-to-let stamp duty calculator

Calculate how much buy-to-let stamp duty you'll pay if you're buying a rental property or holiday home.

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COVID-19: temporary stamp duty rates
Buy-to-let stamp duty calculator

COVID-19: temporary stamp duty rates

Stamp duty thresholds across the UK have been temporarily increased, as the government seeks to reignite the property market in the wake of the COVID-19 outbreak.

England and Northern Ireland: up to 30 June 2021

The stamp duty threshold for home movers has been raised to £500,000 until 30 June 2021. However, people buying a buy-to-let property or second home still need to pay a 3% surcharge on the standard stamp duty rates.

The following rates apply to buy-to-let and second home purchases between now and 30 June 2021.

Portion of property price Stamp duty rate
£0-£500,000 3%
£500,001-£925,000 8%
£925,001-£1.5m 13%
£1.5m+ 15%


England and Northern Ireland: 1 July 2021 to 30 September 2021

A stamp duty threshold of £250,000 will apply on purchases made between 1 July 2021 and 30 September 2021.

People buying a buy-to-let property or second home still need to pay the 3% surcharge.

The following rates apply to buy-to-let and second home purchases between 1 July and 30 September:

Portion of property price Stamp duty rate
£0-£250,000 3%
£250,001-£925,000 8%
£925,001-£1.5m 13%
£1.5m+ 15%

England and Northern Ireland: 1 October 2021 onwards

The stamp duty holiday is set to end on 30 September, and normal rates will apply from October.

Wales

For home movers, the Welsh government has raised the Land Transaction Tax threshold to £250,000 until 30 June.

However, this doesn't apply to buy-to-let and second home purchasers, who must continue to pay the same rates as before.

Scotland

The land and buildings transaction tax (LBTT)  holiday in Scotland ended on 31 March 2021.

Buy-to-let stamp duty calculator

**Stamp duty rates have temporarily been cut. See above for the temporary rates.**

If you’re buying a property and intend to let it out or use it as a second/holiday home, you will have to pay a different rate of stamp duty from other buyers. The buy-to-let stamp duty calculator below lets you work out exactly how much tax you'll have to pay.

If you’re a first-time buyer, you won’t be able to take advantage of the usual first-time buyer stamp duty rates, as they only apply if you are intending to live in the property most or all of the time. Instead, you’ll pay home mover rates.

If you've ever bought a property before, regardless of whether it's been for yourself to live in or as a buy-to-let investment, you’ll have to pay buy-to-let stamp duty rates.

In England and Northern Ireland, these work out at 3% extra on each tier of the tax compared to home mover rates.

In Scotland and Wales, the surcharge is 4%.

Stamp duty surcharge for overseas buyers

Since April 2021, overseas-based buyers of residential properties in England and Northern Ireland have been required to pay a surcharge of 2% on top of the normal rates.

The 3% buy-to-let surcharge applies on top of this - so overseas purchasers buying an investment property will need to pay stamp duty at 5% more than the standard rates for UK home movers. 

 

You can find out more in the following guides:

For more advice on becoming a landlord and managing your properties, check out our buy-to-let property advice guides.

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