Landlord stamp duty calculator
Buy to let carries the standard stamp duty for the region plus a surcharge for the additional dwelling. Enter the price and the region to see the total, the effective rate, and a full band by band breakdown, across England and Northern Ireland, Scotland and Wales.
Stamp duty is one of the largest fixed costs of a buy to let purchase, and landlords pay a surcharge on top of the standard rate because the property is an additional dwelling. Enter the price, pick the region and the calculator returns the total tax, the effective rate against the price, and a band by band breakdown showing exactly where the charge builds up. The surcharge is switched on by default because this is a landlord tool. Rates are current for the 2026/27 year and are indicative.
- Purchase price£0
- Effective rate0%
Indicative only, current for 2026/27. Not tax advice. Reliefs and higher rates for some corporate purchases are not modelled. Confirm with your conveyancer.
Band by band
| Band | Rate | Tax on the band |
|---|---|---|
| Total | £0 |
How landlord stamp duty is worked out
Stamp duty is a slice tax, not a single percentage of the price. The price is split into bands and each slice is taxed at its own rate, then the slices are added together. On an additional dwelling, England and Northern Ireland add 5 percentage points to every band, so the whole purchase, not just the top slice, carries the surcharge. Scotland takes a different approach, applying an 8 percent Additional Dwelling Supplement to the entire price on top of the standard Land and Buildings Transaction Tax bands. Wales uses a separate higher rate table for additional properties under Land Transaction Tax. The breakdown table above shows the arithmetic for the region you choose.
Budget the tax into the deal from the start
Because the surcharge falls on the whole price, the effective rate on a buy to let climbs quickly, and the tax is payable within a short window after completion, funded from your own cash rather than the mortgage. Treat it as part of the capital you commit alongside the deposit and fees, not an afterthought. Where the numbers are tight, it can change which property or which region works, and it feeds directly into your yield, so run the rental yield calculator once you know the true cost of getting in. For the borrowing itself, size it with the buy to let mortgage calculator, and if you are buying through a company see limited company buy to let mortgages, remembering that a company pays the surcharge from the first property.
Landlord stamp duty calculator: common questions
How much stamp duty does a landlord pay on a buy to let?
A landlord buying an additional residential property pays the standard rate for the region plus a surcharge for the extra dwelling. In England and Northern Ireland that surcharge is 5 percent on top of every standard band, so on a 250,000 pound purchase the additional dwelling charge is materially higher than a home mover would pay. Scotland adds an 8 percent Additional Dwelling Supplement on the whole price, and Wales uses higher residential rates for additional properties. Enter the price and region above to see the total and a band by band breakdown. Rates are current for 2026/27 and are indicative.
Do you always pay the surcharge on a buy to let?
Almost always. The additional dwelling surcharge applies where you own more than one residential property at the end of the day of the transaction, which covers effectively every buy to let purchase for an existing homeowner or landlord. A company buying residential property pays the surcharge from the first property. There are narrow reliefs, for example replacing a main residence, but a pure investment purchase does not qualify. The calculator defaults the surcharge on because this is a landlord tool, and you can switch it off to see the standard rate for comparison.
Is stamp duty different in Scotland and Wales?
Yes. England and Northern Ireland use Stamp Duty Land Tax, Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax. Each has its own bands, thresholds and additional property rules, so the tax on the same price can differ by thousands between the three. Scotland charges an 8 percent Additional Dwelling Supplement across the whole price, while England and Northern Ireland add 5 percent to each band and Wales applies a separate higher rate table. Choose the region above and the calculator applies the correct regime.
Can a limited company avoid the stamp duty surcharge?
No. A limited company pays the additional dwelling surcharge on residential buy to let from the very first property, so incorporating does not avoid it, and companies buying residential property over 500,000 pounds can face a higher flat rate in some cases. The surcharge is a genuine transaction cost of the deal, whichever way you hold the property, and it should sit in your figures from the outset. The calculator shows the same additional dwelling total that a company purchase would attract on standard residential stock.
Related calculators and finance
Rental yield calculator
Fold the stamp duty into the true cost of the deal and check the net yield.
Open →Buy to let mortgage calculator
Size the loan the rent supports once you know the capital you are committing.
Open →Portfolio mortgages
Finance for landlords holding four or more mortgaged buy to let properties.
Learn more →Sizing up a purchase?
Send us the price, the region and the rent. We fold the true cost of getting in into the case and place the finance that fits.