Rates checked: 5 October 2026
For the wider purchase decision, use this estimate alongside the buy-to-let investment guide. SDLT is only one part of the upfront cost.
Calculate additional-property SDLT
Enter the purchase price, then confirm that this simple calculator matches your circumstances.
Enter a price and confirm the scope to see an estimate.
When not to use this calculator
This calculator does not cover Scotland (LBTT), Wales (LTT), first-time-buyer treatment, replacing a main residence or refund claims, non-UK-resident surcharge, companies, partnerships, trusts, linked or mixed-use transactions, lease-rent calculations, six-or-more dwellings, reliefs, refunds or portfolio/investment-structure decisions. It also does not decide whether the higher rates apply to you. Take tax or conveyancing advice where any of these may be relevant.
How the additional-property rates work
SDLT is charged progressively: each rate applies only to the part of the price within that band. For the narrow circumstances covered by this tool, the higher residential rates from 1 April 2025 are 5% up to £125,000, 7% on the next £125,000, 10% on the next £675,000, 15% on the next £575,000 and 17% above £1.5 million.
| Part of the purchase price | Higher SDLT rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1.5 million | 15% |
| Above £1.5 million | 17% |
Worked additional-property SDLT example
If a landlord buys an additional residential property for £300,000 within this calculator’s scope, the estimate is:
- 5% on the first £125,000 = £6,250
- 7% on the next £125,000 = £8,750
- 10% on the final £50,000 = £5,000
- Estimated SDLT = £20,000
Before relying on an SDLT estimate
- SDLT is a tax on transactions in England and Northern Ireland. Scotland has LBTT and Wales has LTT.
- The higher rates can depend on other property interests, joint buyers, spouses or civil partners, trusts, the property value and whether a main residence is being replaced.
- Non-UK residents can face a separate surcharge. Companies, trusts, mixed-use purchases, linked transactions, leases, reliefs and portfolios can have different rules.
- HMRC normally requires an SDLT return and payment within 14 days of the effective date. A conveyancer will commonly deal with this, but responsibility for the information remains important.
Once you are comparing the mortgage and the likely return, see the buy-to-let finance guide and the rental-yield calculator. If you will receive rental income, the Making Tax Digital guide for landlords explains the current digital-record and reporting timetable.
For related landlord tax and finance decisions beyond this calculator’s narrow scope, visit the Landlord Tax and Finance hub.
Official SDLT sources
- GOV.UK: Stamp Duty Land Tax overview
- GOV.UK: residential SDLT rates
- GOV.UK: higher rates for additional residential property
- HMRC SDLT calculator
Bottom line: use this as a quick illustration of the higher additional-property rates only. Before committing to a purchase, use HMRC’s current calculator and take professional advice where the facts are not straightforward.
