Stamp Duty (SDLT) Calculator
Estimate stamp duty land tax for a residential purchase in England or Northern Ireland, including the 5% additional-property surcharge that applies to buy-to-lets and second homes.
Standard SDLT
£2,500
Additional surcharge
£12,500
5% of price
Total SDLT
£15,000
Effective rate
6.00%
Bands used: 0% to £125k, 2% to £250k, 5% to £1m, 10% to £2m, 12% above. Report and pay SDLT within 14 days of completion. If you sell your previous main home within three years you can reclaim the surcharge.
Frequently asked questions
What is the additional-property stamp duty surcharge?
From 1 April 2025 the surcharge on additional residential property (such as a buy-to-let) is 5%, applied on top of the standard residential SDLT rates in England and Northern Ireland.
Can I get the surcharge refunded?
Yes — if you sell your previous main home within three years of buying the new one, you can claim a refund of the surcharge from HMRC.
Does this cover first-time buyers?
No. This calculator is for additional properties. First-time buyers buying a home up to £500,000 may qualify for relief on the standard SDLT — use a first-time-buyer calculator for that.
This calculator gives general estimates for UK private landlords and letting agents, not legal or tax advice. Figures depend on your circumstances and the rules in your part of the UK — check the detail or take advice before acting.