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Stamp Duty Buy to Let Calculator on Second Homes

2015's Autumn Statement announced a 3% additional rate of Stamp Duty Land Tax (SDLT) on purchases of additional properties such as buy to lets and second homes with effect from the 1st April 2016. Because stamp duty is tiered (see below table), you will pay a different stamp duty rate on different portions of the property value.

Use our buy to let Stamp Duty calculator by ticking the 'Second home or Buy to Let' option. This will calculate the new rate of SDLT you will need to pay after 1st April 2016. * Properties under £40,000 are not subject to the additional 3% tax. 

Calculate Your Stamp Duty

Please enter a numerical value



Stamp Duty To Pay
Effective Rate

How the calculator works

Tax Band % Taxable Sum Tax

Calculate your Stamp Duty


Please enter a numerical value


Stamp Duty to pay:
Effective Rate:

How the Stamp Duty is calculated

Tax Band % Taxable Sum Tax
 *Updated 14th November, 2017

Why are these changes taking place?

The consultation states that the higher rates of SDLT on purchases of additional residential properties 'continue the government’s commitment to supporting home ownership and first time buyers'.

Buy-to-let and second home Stamp Duty tax bands

BracketsStandard rateBuy-to-let/second home rate (1st April 2016)
Up to £125,000 0% 3%
£125,001 - £250,000 2% 5%
£250,001 - £925,000 5% 8%
£925,001 - £1.5m 10% 13%
over £1.5m 12% 15%
Source: HMRC    

What are the changes to Stamp Duty when buying a UK second home or buy to let in the UK from 1st April 2016?

From the 1st April 2016 anyone purchasing a property in addition to their main home will pay an additional 3% SDLT for the first £125,000 and 5% instead of 2% on the portion between £125,001 and £250,000 and 8% on the amount above £250,001.

For example, if you bought a buy to let property after 1st April, 2016 for £350,000 you would pay 3% on the first £125,000, 5% on £125,001 - £250,000 and 8% on the portion that falls above £250,001.


£125,000 x 0.03 = £3,750

£250,000 - £125,000 x 0.05 = £6,250

£100,000 x 0.08 = £8,000

Total = £18,000 

Who pays the higher SDLT?

Under the new proposals, all property owners purchasing an additional property to their main residence in England, Wales and Northern Ireland will be affected by the rise in SDLT. If you already own properties but plan to buy a permanent home to replace another, you are exempt from the paying the higher rate. 

If you own two properties on the day of completion of the purchase of your second property but still legally own your first property and plan to sell, you are still obliged to pay the higher rate of SDLT. A refund is available if you sell your former residence property within 36 months. 

When applying the higher rates, a small share (50% or less) in a property which has been inherited within the 36 months prior to a transaction will not be considered as an additional property.

How to check if a purchase of a property by an individual is liable for the higher rates

How to check if a purchase of a property by an individual is liable for the higher rates


What if I own a property abroad and buy a second property in the UK?

Property buyers who own and reside in a property abroad i.e. France, but intend to purchase a second property in the UK are eligible to pay the new SDLT rates.  The definition of "main residence" will be based on fact (where you live) rather than subject to election, which differs from other taxes.

Are any types of properties exempt from this tax? 

Yes. Caravans, houseboats, mobile homes and properties under £40,000 are exempt from the higher rate of SDLT. The consultation says, 'Transactions under £40,000 do not require a tax return to be filed with HMRC and are not subject to the higher rates.' 

Potential exemptions

Married couples and civil partners

The consultation states that 'the government will treat married couples and civil partners living together as one unit'. As such, married couples and civil partners who own one property at the end of the day of a transaction will not pay the higher rates of SDLT. However, if either of them owns more than one residential property both may pay the higher rates when purchasing another property.

Couples who are separated will be treated as “separate entities” in terms of property ownership

Purchasing a property for children

The Treasury outlines different structures of property transaction. If parents purchase a property for their children in their name and already own their home, they are eligble to pay higher SDLT as they will own two properties. However, if parents gift money towards a deposit but do not jointly own the property with their child, higher SDLT does not apply.

Multiple purchases

Large-scale investors will be liable for the additional charge. In the consultation document published after the initial announcement in November 2015, there was an indication that investors buying more than 15 units, or who had a portfolio of more than 15 units, could be exempted from the charge, but the Chancellor decided against this.

For more information on proposed Stamp Duty changes on second properties please speak to one of our London or regional property experts near you or contact our dedicated Stamp Duty expert.



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