Stamp Duty Buy-to-Let Calculator 2026: The 5% Surcharge Explained
Last updated 24 June 2026 · 9 min read · By the LandlordTaxAi Editorial Team
The short answer
Buying an additional residential property in England or Northern Ireland means paying the standard SDLT rates plus a 5% surcharge on the whole price (the surcharge rose from 3% to 5% on 31 October 2024). The calculator above works out your exact buy-to-let stamp duty for 2026.
Stamp Duty Land Tax is often the biggest upfront cost of a buy-to-let — and since the surcharge jumped to 5%, it’s bigger than ever. On a £250,000 second property the SDLT alone runs into five figures, so getting the number right before you offer is essential.
The calculator above gives your exact buy-to-let SDLT for 2026 in England and Northern Ireland, including the higher-rate surcharge. This guide breaks down the bands, the surcharge, and the situations that change the bill.
Note: SDLT is for England and NI only. Scotland charges LBTT and Wales charges LTT, both with their own surcharges.
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Buy-to-Let Stamp Duty Calculator 2026
Work out SDLT on an additional property in England and NI, including the 5% higher-rate surcharge.
Result
- SDLT (standard)
- £5,000
- SDLT (additional property, +5%)
- £20,000
- Extra paid as a landlord
- £15,000
England & NI only. Standard bands + 5% surcharge (from 31 Oct 2024). Scotland/Wales differ.
The 5% additional-property surcharge
If you already own a residential property anywhere in the world and buy another that isn’t replacing your main home, you pay the higher rates of SDLT. These are the standard rates plus a 5 percentage point surcharge on the entire purchase price.
The surcharge increased from 3% to 5% with effect from 31 October 2024, so any completion in 2026 uses the 5% figure. It applies to buy-to-lets, second homes and holiday homes alike.
The surcharge is charged on the whole price, not just the top slice — and even on the portion below the £125,000 nil-rate band, where standard buyers pay nothing.
Buy-to-let SDLT rates for 2026 (England & NI)
Here are the standard residential bands (nil-rate threshold £125,000 since April 2025) alongside the higher rates that apply to an additional property.
| Portion of price | Standard rate | Buy-to-let rate (+5%) |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
SDLT is tiered — each rate applies only to the portion of the price within that band, then the 5% surcharge is added across all of it for additional properties.
How to use the buy-to-let SDLT calculator above
When the surcharge doesn’t apply — or can be refunded
The higher rates don’t catch every purchase, and in some cases you can reclaim them later.
If you’re replacing your main residence — selling your old home and buying a new one — the surcharge doesn’t apply, even though you may briefly own two homes. And if you pay the surcharge because your old home hasn’t sold yet, you can usually claim a refund if you sell it within 36 months.
- Replacing your only or main home: no surcharge
- Bought new home before selling the old one: surcharge paid, refundable if you sell within 36 months
- Companies and trusts buying residential property: higher rates (and other rules) can apply
- Mixed-use or six-or-more dwellings in one transaction: different rules may give a lower bill
SDLT must be filed and paid within 14 days of completion. Miss it and HMRC charges penalties and interest — see the SDLT filing deadline for landlords. Check refund eligibility with the SDLT refund checker.
Know your SDLT before you offer
LandlordTaxAi helps you plan the full cost of a purchase — SDLT, surcharge and ongoing tax — so your buy-to-let stacks up on real numbers, not estate-agent optimism.
See how it worksA worked example
Omar, who already owns his home, buys a £300,000 buy-to-let in England in 2026.
| £0 – £125,000 at 5% | £6,250 |
| £125,001 – £250,000 at 7% | £8,750 |
| £250,001 – £300,000 at 10% | £5,000 |
| Total buy-to-let SDLT | £20,000 |
| Standard buyer would pay | £2,500 |
The 5% surcharge turns a £2,500 standard bill into £20,000 for Omar — which is exactly why you should calculate SDLT before you offer, not after.
Frequently asked questions
How much stamp duty do I pay on a buy-to-let in 2026?
The standard SDLT rates plus a 5% surcharge on the whole price (England & NI). On a £300,000 buy-to-let that’s around £20,000. Use the calculator above for your exact figure.
When did the surcharge go up to 5%?
The higher-rate surcharge rose from 3% to 5% on 31 October 2024, so all 2026 completions use 5%.
Does the surcharge apply below £125,000?
Yes. Unlike standard buyers who pay 0% up to £125,000, additional-property buyers pay 5% from the first pound.
Does buy-to-let stamp duty apply in Scotland and Wales?
No — SDLT covers England and Northern Ireland only. Scotland uses LBTT and Wales uses LTT, each with its own additional-property surcharge.
Can I get the surcharge refunded?
If you paid it because you hadn’t yet sold your previous main home, you can usually reclaim it if you sell that home within 36 months.
When is the SDLT due?
You must file an SDLT return and pay within 14 days of completion. Late filing brings penalties and interest.
Written and reviewed by the LandlordTaxAi Editorial Team. Our guides are reviewed against current HMRC guidance and updated when the rules change. Operated by LandlordTaxAi, United Kingdom. Follow us on LinkedIn.
Last reviewed: 24 June 2026 · Researched against primary UK sources for the 2026/27 tax year: https://www.gov.uk/stamp-duty-land-tax/residential-property-rates; https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property; https://www.gov.uk/government/publications/stamp-duty-land-tax-increase-to-the-higher-rates-of-stamp-duty-land-tax-and-to-the-single-rate-payable-by-non-natural-persons/stamp-duty-land-tax-increase-to-the-higher-rates-on-additional-dwellings-and-to-the-single-rate-of-tax-on-purchases-by-non-natural-persons. This article is informational only and does not constitute tax advice. Check the latest details on GOV.UK or with a qualified accountant.