Buy to Let Calculator

Investment Property Tax

Buy to Let Stamp Duty Calculator

Calculate stamp duty on buy-to-let properties including the 5% additional property surcharge. Our BTL stamp duty calculator shows you the total SDLT cost for your investment property.

+5% Surchargeapplies to all buy-to-let purchases
£

Additional Property Rates

5% surcharge on top of standard rates

Up to £125,0005%
£125,001 to £250,0007%
£250,001 to £925,00010%
£925,001 to £1.5m15%
Above £1.5 million17%
Stamp Duty to Pay
£25,000
7.14% effective rate
Property Price
£350,000
Base Tax
£7,500
+5% Surcharge
£17,500

Tax Breakdown

Tax by Band

Compare Buyer Types

Detailed Calculation

BandTaxable AmountRateTax
Up to £125,000£125,0000%£0
£125,001 to £250,000£125,0002%£2,500
£250,001 to £925,000£100,0005%£5,000
Additional Property Surcharge£350,0005%£17,500
Total Stamp Duty£25,000

Buy to Let Stamp Duty Rates 2025

BTL Stamp Duty Rates

Standard rates + 5% surcharge:

  • Up to £125,0005%
  • £125,001 - £250,0007%
  • £250,001 - £925,00010%
  • £925,001 - £1.5m15%
  • Over £1.5 million17%

Buy to Let Examples

  • £200,000 BTL property£11,500
    vs £1,500 for main residence
  • £300,000 BTL property£20,000
    vs £5,000 for main residence
  • £500,000 BTL property£40,000
    vs £15,000 for main residence

Buy to Let Stamp Duty FAQ

How much stamp duty do I pay on a buy-to-let property?
Buy-to-let properties attract a 5% surcharge on top of standard stamp duty rates. This applies from the first pound, so even properties under £125,000 will pay 5% stamp duty. Use our buy-to-let stamp duty calculator above to see the exact amount for your investment.
Can I avoid the buy-to-let stamp duty surcharge?
The 5% surcharge applies to all buy-to-let purchases where you'll own more than one property. The only way to avoid it is if you're replacing your main residence (selling and buying) and won't own multiple properties. Some investors use company structures, but these have their own costs and considerations.
Is buy-to-let stamp duty tax deductible?
Stamp duty is not deductible as an ongoing expense against rental income. However, it's added to the purchase price when calculating Capital Gains Tax if you sell the property, reducing your taxable gain. Always consult a tax advisor for your specific situation.
Do I pay the surcharge on my first buy-to-let if I own my home?
Yes. If you already own a property (including your main residence), buying a buy-to-let means you'll own multiple properties, so the 5% surcharge applies. The surcharge only doesn't apply if the buy-to-let would be your only property.