Stamp Duty Calculator for Landlords

Stamp Duty Calculator - England & Northern Ireland

Buying costs decide whether a deal stacks up. The August Stamp Duty Calculator shows your Stamp Duty Land Tax (SDLT) instantly and explains the rules that affect real buyers: first-time buyer relief, higher rates for additional properties, the 2% non-resident surcharge, mixed-use and non-residential, and the post-2024 changes to reliefs. Ready to try August?

Current SDLT rates at a glance (from 1 April 2025)

Main residence (you’ll own one home after completion) - 0% to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m.

First-time buyer relief - 0% to £300,000, then 5% on £300,001–£500,000 (no relief if price > £500,000).

Higher rates for additional properties (buy-to-let/second homes) - Add 5% to each main-residence band (so bands are 5%, 7%, 10%, 15%, 17%).

Non-UK resident surcharge - +2% on top of whatever rate applies. Possible refund if you meet the 183-day residence test within the permitted window.

Non-residential/mixed-use rates - 0% to £150,000; 2% on £150,001–£250,000; 5% above £250,000. Six or more dwellings in one transaction are treated as non-residential.

Scotland and Wales have different taxes (LBTT and LTT). This calculator covers England & Northern Ireland only.

Important 2024–25 changes landlords should know

• Multiple Dwellings Relief abolished for transactions effective on or after 1 June 2024 (with limited contract-exchange protection if exchanged on or before 6 March 2024). Model deals without MDR; for 6+ dwellings, non-residential rates apply.

• Higher-rate bands updated from 1 April 2025 (see 5/7/10/15/17% table above).

Worked examples

1) First-time buyer, £295,000 house
0% on £300,000 threshold ⇒ £0 SDLT (price is below £300k + relief band).

2) Home mover (single property after completion), £500,000
0% on £125k = £0; 2% on next £125k = £2,500; 5% on £250k = £12,500 ⇒ £15,000 SDLT.

3) Additional property, £300,000 (England)
Apply higher rates: 5% on £125k = £6,250; 7% on next £125k = £8,750; 10% on £50k = £5,000 ⇒ £20,000 SDLT.

4) Mixed-use freehold, £275,000
Non-residential bands: 0% to £150k; 2% on £100k = £2,000; 5% on £25k = £1,250 ⇒ £3,250 SDLT.

How to use the August Stamp Duty Calculator

Enter the price (or premium), pick buyer type (first-time/mover/additional property), and toggle non-UK resident and mixed-use if relevant. The calculator shows SDLT by band and totals your acquisition cost.

Related August Calculators

1. Rental Cashflow Calculator

2. Rental Yield Calculator

3. Buy-to-let Mortgage Calculator

4. Main calculators page

Disclaimer

This calculator provides stamp duty estimates for guidance only and does not constitute legal or financial advice. Actual tax owed may vary based on individual circumstances and HMRC or devolved administration rules. Always consult a qualified solicitor or tax adviser before making property decisions