Useful next calculations
Rates and sources, 2026/27
SDLT with +5% additional-property surcharge (applies to second homes and buy-to-let from 31 Oct 2024).
| Band or figure | Rate |
|---|---|
| Surcharge | +5% on each band |
| £0 – £125,000 | 5% |
| £125,001 – £250,000 | 7% |
| £250,001 – £925,000 | 10% |
Source: HMRC — Higher rates on additional properties. Source checked for 2026/27.
When to use this calculator
- Before buying, renting, refinancing or reviewing a property investment.
- When you want to compare cash flow, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
A worked example
These are the example figures the calculator opens with.
| Input | Value |
|---|---|
| Property Price (£) | £300,000 |
For those figures the calculator returns:
- Total SDLT: £20,000.00
- 5% surcharge: £15,000.00
- Effective rate: 6.70%
How to read your results
Effective Rate
The effective rate lets you compare options on a like-for-like basis rather than being misled by different compounding periods or fee structures.
Method & assumptions
This calculator applies the Stamp Duty Land Tax (SDLT) rates for additional residential properties in England, including the higher-rate surcharge for second homes and buy-to-let purchases. Rates are applied in bands on a tiered basis — you pay the relevant rate on the portion of the price falling within each threshold, not the headline rate on the whole amount. The surcharge adds a further percentage on top of every band. Scotland uses Land and Buildings Transaction Tax (LBTT) with an Additional Dwelling Supplement, and Wales uses Land Transaction Tax (LTT) with Higher Rates for Additional Dwellings — this calculator reflects English and Northern Ireland rules only. It does not model the separate 2% non-UK resident surcharge. Figures are estimates; always confirm your liability with a solicitor or HMRC before completing a purchase, as individual circumstances vary.
Common mistakes
- Comparing rent and ownership costs without including taxes, fees and maintenance.
- Using purchase price alone without testing financing or vacancy assumptions.
- Relying on yield or growth in isolation instead of reviewing the full property case.
- Using the wrong national transaction-tax calculator for the purchase location.
What to do next
- Run a second scenario with a higher rate or lower rental yield.
- Compare the result with a buy-versus-rent or mortgage calculator before making an offer.
- Use the matching national transaction-tax calculator for the purchase location.
- Note the key figures to share with your solicitor or lender.
Guides that use this calculator
- UK Stamp Duty (SDLT) Explained: Rates from 1 April 2025, First-Time Buyer Relief, Second-Home SurchargeClear walkthrough of UK Stamp Duty Land Tax — current bands, first-home relief up to £500,000 (0% to £300,000), +5% additional-property surcharge, and worked examples.
- Buy-to-Let Mortgage Guide: ICR, Rates, Section 24 & Limited CompanyUK buy-to-let landlord guide — BTL mortgage rates and LTVs, Interest Coverage Ratio, Section 24 impact, limited-company vs personal ownership, and real net yields.