What is stamp duty?
Stamp duty land tax (SDLT) is a progressive tax paid when purchasing a freehold, leasehold or shared ownership residential property in England and Northern Ireland (separate taxes apply in Wales and Scotland).
The rates, which are payable only on the portion of a property price that falls within each band, were updated from the 1 April 2025 and are set out below.
How much is stamp duty for second properties or buy to let properties?
| Brackets |
Rate |
| Up to £40,000 |
0% |
| The next £85,000 (the portion from £40,001 up to £125,000) |
5% |
| The next £125,000 (the portion from £125,001 up to £250,000) |
7% |
| The next £675,000 (the portion from £250,001 to £925,000) |
10% |
| The next £575,000 (the portion from £925,001 to £1.5 million) |
15% |
| The remaining amount (the portion above £1.5 million) |
17% |
For stamp duty rates if you're not buying a second home or a buy-to-let property, visit our stamp duty calculator.
How is stamp duty calculated?
Here is an example of how stamp duty is calculated. Let’s say, the property purchase price is £850,000. For buy-to-let or second properties, the tax is calculated as follows:
- 5% on the first £125,000 = £6,250
- 7% on the second £125,000 = £8,750
- 10% on the final £600,000 = £60,000
Total SDLT = £75,000
If you’d like to calculate the stamp duty on a non-residential asset, such as a mixed-use property, visit our commercial stamp duty calculator.
Who pays the higher rate of stamp duty?
From October 2024, buy-to-let and second home buyers in England and Wales pay an additional 5% on each stamp duty band. For more information, refer to the .
How do I pay stamp duty?
In most cases, your solicitor will take care of the paperwork on your behalf. There is an option to do this yourself by following the steps on the .
When do I pay stamp duty?
Stamp duty is payable to the HMRC 14 days from the date of completion, or you may risk a fine. Your solicitor or legal adviser should take care of this for you within the deadline.
Are there any other stamp duty exemptions?
To discuss which London or UK areas provide the highest returns on investments, .
What is the stamp duty rate for non-UK residents?
A non-UK resident is defined as an individual who is not present in the UK for at least 183 days (6 months) during the 12 months before your purchase. In April 2021, a 2% stamp duty surcharge for overseas buyers purchasing residential property in England and Northern Ireland was introduced. The surcharge applies to any type of non-resident buyer (company or individual), subject to a few exceptions for specific collective investment vehicles such as real estate investment trusts (REITs). The surcharge is levied in addition to the 5% buy-to-let and second homes charge, the flat 17% stamp duty rate on purchases worth more than £500,000 by companies acting as envelopes, and the existing stamp duty rates for home buyers.
Can I add stamp duty to my mortgage?
Yes, this is possible. Some buyers prefer to add on the stamp duty tax amount to their mortgage loan if they can – speak to a professional mortgage provider at to see if you qualify.
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Please note: this calculator is for general interest only and doesn’t constitute advice. The calculator is being updated to reflect the UK Autumn 2024 Budget, therefore this should not be considered up to date or complete, and relates only to certain types of residential property in England or Northern Ireland. Always take tailored advice from your property lawyers, accountants, or other financial advisers on tax issues.