KerbioThe rates, band by band
| Part of the price | Main home | Buy-to-let or company |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
Non-UK residents add 2% to every band. The surcharge does not apply to purchases under £40,000.
Working out whether a buy-to-let pays? The rental yield calculator includes stamp duty automatically, and the LHA rates by postcode give a floor for the rent.
Questions
How much is stamp duty on a buy-to-let?
In England and Northern Ireland, buying an additional home adds 5 percentage points to every band: 5% up to £125,000, 7% to £250,000, 10% to £925,000, 15% to £1.5 million and 17% above. On a £200,000 buy-to-let that is £11,500, against £1,500 for a main home.
When does the 5% surcharge apply?
When the purchase means you'll own more than one residential property, including homes abroad, and the price is £40,000 or more. It also applies to almost all purchases by companies. If you're replacing your main home, you may not pay it, or you may be able to reclaim it within the time limits.
Do companies pay more stamp duty?
Companies pay the higher rates on every residential purchase. Above £500,000 a flat 17% rate can apply, but property rental businesses can usually claim relief from it and pay the normal higher rates instead. Take advice on company purchases.
What is the non-UK resident surcharge?
Buyers who are not UK resident for stamp duty purposes pay a further 2% on top of all other rates on residential purchases in England and Northern Ireland.
What about Wales and Scotland?
Wales charges Land Transaction Tax and Scotland charges Land and Buildings Transaction Tax, each with its own rates and surcharge. This calculator covers England and Northern Ireland only.
Your maximum offer, and every option side by side
The Kerbio Buy-to-Let Calculator works out the most you can pay to hit your target cash flow and still pass the lender's rent test. Then try a lower rate, more refurb or a different rent in up to four options next to your deal, and see which wins. Tax in your own name or a company included.
See the spreadsheet, £19
Other free calculators
About these calculators
Free, with no sign-up, made by Kerbio, a small independent UK tool for property investors. Nothing you type leaves your browser. Figures are indicative and this is general information, not financial or tax advice.
We also make a Chrome extension that shows sold prices, LHA, licensing and Article 4 on every Rightmove, Zoopla and OnTheMarket listing.
See the extension
Rates from GOV.UK: residential rates, higher rates for additional properties and non-UK residents. Standard bands from 1 April 2025; 5% surcharge from 31 October 2024. First-time buyer relief applies up to £500,000. Indicative only; not tax advice.