Stamp duty calculator for property investors
Stamp Duty Land Tax on residential property in England and Northern Ireland — main residence, additional property (buy-to-let, second home) and company purchases, band by band. Our rates were checked against HMRC's published rates on 25 October 2026. Wales uses Land Transaction Tax and Scotland LBTT with the Additional Dwelling Supplement; DataDeal's deal analysis applies the right tax from the postcode.
Loading the calculator…
Worked examples
| Price | Main residence | Additional property | Company, with a relief | Company, 17% rate |
|---|---|---|---|---|
| £200,000 | £1,500 | £11,500 | £11,500 | — |
| £300,000 | £5,000 | £20,000 | £20,000 | — |
| £450,000 | £12,500 | £35,000 | £35,000 | — |
| £600,000 | £20,000 | £50,000 | £50,000 | £102,000 |
| £1,000,000 | £43,750 | £93,750 | £93,750 | £170,000 |
Calculated by the same engine as the calculator above. "Company, with a relief" = the higher rates, e.g. a purchase for a property rental business or by a property developer; "17% rate" applies to the whole price above £500,000 when no relief applies (— = not applicable at that price).
The rules investors ask about
- If you own another residential property you usually pay 5% on top of every band.
- The higher rates do not apply to a property worth less than £40,000.
- Companies pay the higher rates on residential property of £40,000 or more. Above £500,000 certain corporate bodies pay 17% unless a relief applies — for example property used in a property rental business or bought by a property developer or trader.
- Buyers who are not UK resident pay a further 2% surcharge, which this calculator does not add.
- If the new property becomes your main home and you sell your previous main home within 3 years, you can apply for a refund of the extra amount.
General information from HMRC's guidance, not tax advice — check your case with a conveyancer or tax adviser. Sources: HMRC: residential property rates · HMRC: buying an additional residential property · HMRC: corporate bodies.
Stamp duty is one line of a deal
DataDeal's analysis runs six UK property strategies for a postcode and price, with stamp duty by country, refurb costs and HM Land Registry sold-price comparables.
Start 7-day free trial