Free Tool

Stamp Duty Calculator 2025

Calculate your Stamp Duty Land Tax (SDLT) for buy-to-let, additional property, limited company, and first-time buyer purchases in England and Northern Ireland. Updated for current 2025 rates including the 5% additional property surcharge.

Calculate Your Stamp Duty

This calculator covers England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Results are for guidance only — always confirm with a solicitor before exchange.

Current SDLT Rates — England & Northern Ireland (2025)

Total Stamp Duty Due Enter a price to calculate

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Stamp Duty Explained

What landlords need to know about SDLT

Stamp Duty Land Tax is one of the biggest upfront costs of property investment. Understanding how it works — and how to plan for it — is essential for every landlord.

The 5% Additional Property Surcharge

Since October 2024, anyone purchasing an additional residential property — including buy-to-let investments — pays a 5% surcharge on top of standard SDLT rates on every band. This applies whether you're buying in your personal name or through a limited company.

Limited Company Purchases

When a limited company or SPV purchases residential property, the 5% additional dwelling surcharge applies — there is no exemption for corporate buyers. For purchases over £500,000, companies also face the Annual Tax on Enveloped Dwellings (ATED) charge, which your solicitor will advise on.

Planning Your Purchase Costs

Stamp duty is payable within 14 days of completion. For investors building a portfolio, SDLT is a significant cash cost to factor into your deal appraisal alongside legal fees, mortgage arrangement fees, and any refurbishment costs.

Multiple Dwellings Relief

If you're purchasing multiple properties in a single transaction — for example buying a block of flats — Multiple Dwellings Relief (MDR) may reduce your SDLT liability. This is a complex area and specialist legal advice is essential.

Scotland and Wales

SDLT only applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both with their own rates and thresholds. This calculator does not cover Scottish or Welsh purchases.

Getting Your Mortgage in Place

Once you've calculated your stamp duty and know your total purchase costs, the next step is securing your buy-to-let mortgage. Our specialist broker network searches the whole market to find the right product for your structure and strategy.