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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 buy-to-let stamp duty rates in England and Northern Ireland
Buy-to-let stamp duty calculator

Covid-19: temporary buy-to-let stamp duty rates in England and Northern Ireland

Stamp duty thresholds in England and Northern Ireland have been temporarily increased as part of the government's response to the Covid-19 pandemic. 

A 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 will still need to pay a 3% surcharge, as shown in the table below.

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

Buy-to-let stamp duty calculator

**Stamp duty rates in England and Northern Ireland 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.