Stamp Duty (SDLT) Calculator for Landlords
Estimated stamp duty on an additional residential property in England or Northern Ireland.
Estimated SDLT
£11,500
Effective rate
5.75%
Total cash needed with a 25% deposit
£61,500
SDLT as months of rent at 5% yield
13.8 months
What this calculator tells you
Landlords buying an additional residential property pay the standard SDLT bands plus a surcharge on the whole price. Stamp duty is charged in slices, not on the whole amount at one rate, so the effective rate is always lower than the top band. It is payable within 14 days of completion and is a capital cost — it reduces a future capital gain rather than being deductible against rent.
How it works
- 1The price is split into bands and each slice is taxed at its own rate.
- 2The additional-property surcharge applies to every slice, including the portion that would otherwise be tax free.
- 3Wales uses Land Transaction Tax and Scotland uses LBTT with the Additional Dwelling Supplement — different bands and rates apply.
- 4The bill must be filed and paid within 14 days of completion.
Worked example
A £200,000 buy-to-let in England
- First £125,000 at 5% = £6,250.
- Next £75,000 at 7% = £5,250.
- Total SDLT = £11,500.
- Effective rate: 5.75% of the purchase price.
At a 5% yield that is roughly 14 months of gross rent gone before the property has earned anything — budget for it at offer stage, not at completion.
Frequently asked questions
Do I pay the surcharge if I am replacing my main home?
No, provided you are selling your previous main residence. If the purchase completes first you pay the surcharge and can reclaim it when the old home sells, subject to the time limits.
Does this calculator cover Scotland and Wales?
No — it uses England and Northern Ireland SDLT bands. Scotland charges LBTT plus the Additional Dwelling Supplement and Wales charges Land Transaction Tax at higher residential rates.
Is stamp duty tax deductible?
Not against rental income. It is a capital cost that is added to the acquisition cost and reduces the taxable gain when you eventually sell.
Related content
These calculators give general estimates for UK private landlords and letting agents, not legal, tax or financial advice. Figures depend on your circumstances and on the rules in your part of the UK — check the detail or take advice before acting.