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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: stamp duty rates until 31 March
Buy-to-let stamp duty calculator

COVID-19: stamp duty rates until 31 March

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

The stamp duty threshold has been raised to £500,000.

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 31 March 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%


The Scottish government has raised the Land and Buildings Transaction Tax (LBTT) threshold to £250,000 until 31 March. 

People purchasing buy-to-let properties and second homes still need to pay a 4% LBTT surcharge.

The following rates apply to buy-to-let and second home purchases between now and 31 March 2021.

Portion of property price LBTT rate
£0-£250,000 4%
£250,001-£325,000 9%
£325,001-£750,000 14%
£750,001+ 16%



From 27 July 2020 until 31 March 2021, the Welsh government is raising the Land Transaction Tax threshold to £250,000.

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

Buy-to-let stamp duty calculator

*Note: the stamp duty calculator below uses the rates that applied before the Welsh government increased its surcharge on investment properties and second homes from 3% to 4% on 22 December 2020. The calculator will be updated with the new rates as soon as possible. Find out more in our guide to LTT in Wales*

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

From 1 April 2021, overseas-based buyers of residential properties in England and Northern Ireland will need 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.