Calculate SDLT on a second home or buy-to-let: standard bands plus the 5% additional-dwelling surcharge (and 2% non-resident surcharge), rates from April 2025.
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Computes SDLT (England & Northern Ireland, from 1 April 2025) on additional residential property: standard bands 0/2/5/10/12% plus 5 percentage points on every band for second homes and buy-to-lets (surcharge raised from 3% in October 2024), plus 2 further points for non-UK residents — with the replacement-of-main-residence exemption handled.
£300,000 buy-to-let (UK resident): standard SDLT would be £5,000, but with the 5% surcharge on every band the bill is £20,000 — £15,000 of surcharge (6.7% effective rate).
Enter the purchase price.
Mark non-resident if no buyer is UK resident (183-day test).
Mark replacing main residence if you sell your previous home.
Compare the standard SDLT, the surcharged total and the extra cost.
Last data update
July 5, 2026
Sources and references
GOV.UK — SDLT residential rates (gov.uk/stamp-duty-land-tax/residential-property-rates); non-UK resident rates (gov.uk/guidance/rates-of-stamp-duty-land-tax-for-non-uk-residents).
The data in this calculator is updated regularly to reflect the latest official rates. When in doubt, consult the official sources listed above.
5 percentage points on top of every SDLT band since 31 October 2024 — a £300,000 second home pays £20,000 instead of £5,000.
When the property replaces your main residence (sold or sold within 36 months — refundable), when the price is under £40,000, or for non-residential/mixed-use property.
A further 2 percentage points on all bands, cumulative with the 5% additional-dwelling surcharge — up to 19% on the top band.