Total SDLT
£11,500.00
3% Surcharge
£9,000.00
Effective Rate
3.83%
Rates & sourcesfrom 31 Oct 2024
SDLT with +5% additional-property surcharge (applies to second homes and buy-to-let from 31 Oct 2024).
Source: HMRC — Higher rates on additional properties — figures refreshed at the start of each tax year.
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When to use this calculator
- Before comparing lenders, brokers, or repayment options.
- When you want to test how a different deposit, rate, or term changes affordability.
- When you need a quick estimate before using a formal quote or agreement in principle.
- When you are stress-testing your budget against a potential rate rise to see the impact on monthly payments.
- When you want to understand the full cost of borrowing — not just the monthly figure — before you commit.
A realistic UK planning example
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
Property Price (£)
£250,000
After entering these figures, review total sdlt, 3% surcharge and effective rate together rather than in isolation — each metric tells a different part of the story. Then rerun the tool with one input adjusted to see which variable has the biggest effect on all three outputs before you settle on a plan.
How to read your results
Total SDLT
This is the headline outcome of the calculation, but it is most useful when read alongside the supporting metrics below it rather than in isolation. Try changing one input at a time and watching how this total moves to understand which driver has the biggest impact.
3% Surcharge
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Effective Rate
The effective rate lets you compare options on a true like-for-like basis rather than being misled by different compounding periods or fee structures. Use it to cut through headline marketing rates when shortlisting providers or products.
Method & assumptionsAuthoritative sources
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 rules only. Figures are estimates; always confirm your liability with a solicitor or HMRC before completing a purchase, as individual circumstances vary.
Common mistakes
- !Mixing up loan amount and property value, which can distort affordability and LTV.
- !Using a headline rate but forgetting fees, insurance, taxes, or repayment type.
- !Testing only one term length instead of comparing the payment and total cost together.
- !Forgetting that a repayment mortgage and an interest-only mortgage produce very different monthly figures and total costs.
- !Not accounting for the impact of a rate revert after an introductory fixed period ends, which can sharply increase payments.
What to do next
- Run a second scenario with a higher rate or shorter term so you can see the downside clearly.
- Compare the result with an affordability or overpayment calculator before applying.
- Use the related guides below to understand trade-offs before you request live quotes.
- Note down the monthly payment and total interest for your two or three strongest scenarios so you have a clear comparison ready when you speak to a broker.
- Check whether making a modest overpayment each month would reduce total interest significantly — run the overpayment calculator next to find out.
Go deeper — 2 guides reference this calculator
- 7m
UK Stamp Duty (SDLT) Explained: 2025/26 Rates, First-Time Buyer Relief, Second-Home Surcharge
Clear 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.
- 9m
Buy-to-Let Mortgage Guide: ICR, Rates, Section 24 & Limited Company
UK 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.
Frequently asked
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