Analysing a deal
Work out stamp duty
Check the tax on a purchase in England, Scotland, Wales or Northern Ireland, including the investor surcharge.
3 min read
Check stamp duty
- 1
Open the calculator
Open More, then Pro Calculator, and choose Sale and Buy-to-let.
- 2
Enter the purchase price
The stamp duty line in the upfront costs updates as you type.
- 3
Set the buyer status
Choose "Only property (standard rates)", "Additional property (personal)" or "Company purchase (Ltd)". First-time buyer relief needs you to live there, so it does not apply to an investment.
- 4
Check the region
The postcode decides whether SDLT, LBTT or LTT applies. In a district that crosses a border, pick the tax region yourself.
Rates, correct as of 23 October 2026
England and Northern Ireland (SDLT): 0% up to £125,000, 2% on £125,001 to £250,000, 5% on £250,001 to £925,000, 10% on £925,001 to £1.5 million and 12% above.
The additional property surcharge adds 5% to every band, on purchases from £40,000. For example, a £300,000 investment property incurs £5,000 standard SDLT plus £15,000 surcharge, totalling £20,000. On £250,000 the surcharge alone is £12,500. On £200,000 the total is £11,500.
Scotland (LBTT): 0% up to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. The additional dwelling supplement in Scotland is 8% of the whole price.
Wales (LTT): additional properties use a separate set of higher rates, which the calculator applies.
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Updated October 2026
