Stamp Duty Buy to Let Calculator on Second Homes

2015’s Autumn Statement declared a 3% extra rate of Stamp Duty Land Tax (SDLT) on buys of extra properties, for example, purchase to lets and second homes with impact from the first April 2016. Since stamp obligation is layered (see beneath table), you will pay an alternate stamp obligation rate on various parts of the property estimation.

Utilize our purchase to let Stamp Duty number cruncher by ticking the ‘Second home or Buy to Let’ choice. This will ascertain the new rate of SDLT you should pay after first April 2016. * Properties under £40,000 are not subject to the duty.

Ascertain Your Stamp Duty


Property is a first home

Property is a purchase to let or second home

Figure Stamp Duty

*Updated fourteenth November, 2017

Why are these progressions occurring?

The counsel expresses that the higher rates of SDLT on buys of extra private properties ‘proceed with the administration’s responsibility regarding supporting home possession and first time purchasers’.

Purchase to-let and second home Stamp Duty assess groups

Brackets Standard rate Buy-to-let/second home rate (first April 2016)

Up to £125,000 0% 3%

£125,001 – £250,000 2% 5%

£250,001 – £925,000 5% 8%

£925,001 – £1.5m 10% 13%

over £1.5m 12% 15%

Source: HMRC

What are the progressions to Stamp Duty when purchasing a UK second home or purchase to let in the UK from first April 2016?

From the first April 2016 anybody acquiring a property notwithstanding their primary home will pay an extra 3% SDLT for the principal £125,000 and 5% rather than 2% on the bit amongst £125,001 and £250,000 and 8% on the sum above £250,001.

For instance, on the off chance that you purchased a purchase to let property after first April, 2016 for £350,000 you would pay 3% on the main £125,000, 5% on £125,001 – £250,000 and 8% on the segment that falls above £250,001.


£125,000 x 0.03 = £3,750

£250,000 – £125,000 x 0.05 = £6,250

£100,000 x 0.08 = £8,000

Add up to = £18,000

Who pays the higher SDLT?

Under the new proposition, all property proprietors acquiring an extra property to their fundamental living arrangement in England, Wales and Northern Ireland will be influenced by the ascent in SDLT. In the event that you officially possess properties yet plan to purchase a changeless home to supplant another, you are excluded from the paying the higher rate.

On the off chance that you claim two properties upon the arrival of fruition of the buy of your second property yet at the same time lawfully possess your first property and plan to offer, you are still obliged to pay the higher rate of SDLT. A discount is accessible in the event that you offer your previous living arrangement property inside three years.

While applying the higher rates, a little offer (half or less) in a property which has been acquired inside the three years preceding an exchange won’t be considered as an extra property.

The most effective method to check if a buy of a property by an individual is obligated for the higher rates


Imagine a scenario in which I claim a property abroad and purchase a moment property in the UK.

Property purchasers who claim and dwell in a property abroad i.e. France, however mean to buy a moment property in the UK are qualified to pay the new SDLT rates. The meaning of “fundamental habitation” will be founded on truth (where you live) instead of subject to decision, which varies from different charges.

Are any sorts of properties excluded from this assessment?

Indeed. Trains, houseboats, trailers and properties under £40,000 are absolved from the higher rate of SDLT. The meeting says, ‘Exchanges under £40,000 don’t require an expense form to be documented with HMRC and are not subject to the higher rates.’

Potential exclusions

Hitched couples and common accomplices

The interview expresses that ‘the legislature will treat wedded couples and common accomplices living respectively as one unit’. All things considered, wedded couples and common accomplices who possess one property toward the day’s end of an exchange won’t pay the higher rates of SDLT. Be that as it may, if both of them claims more than one private property both may pay the higher rates when buying another property.

Couples who are isolated will be dealt with as “separate substances” as far as property possession

Acquiring a property for kids

The Treasury plots diverse structures of property exchange. On the off chance that guardians buy a property for their youngsters in their name and as of now claim their home, they are eligble to pay higher SDLT as they will possess two properties. Be that as it may, if guardians blessing cash towards a store however don’t together possess the property with their youngster, higher SDLT does not have any significant bearing.

Different buys

Expansive scale financial specialists will be subject for the extra charge. In the conference record distributed after the underlying declaration in November 2015, there meant that speculators purchasing more than 15 units, or who had an arrangement of more than 15 units, could be exempted from the charge, however the Chancellor ruled against this.

From 1 April 2016 anybody purchasing a moment home for any reason will pay a higher rate of stamp obligation than somebody purchasing a property which will be their fundamental home.

What is stamp obligation?

Stamp obligation – or all the more absolutely stamp obligation arrive assess (SDLT) – is an expense paid by homebuyers when they purchase property or land. On your primary home the duty is paid if the price tag is over £125,000. The sum paid is surveyed on a layered premise.

What amount of stamp obligation will I pay on my new home?

You can discover precisely the amount you have to pay utilizing a stamp obligation mini-computer like this one.

To give you a thought, on a house costing £100,000 that you intend to live in there would be no bill to pay. On a £200,000 property you would pay £1,500, and on the off chance that you were burning through £350,000 on another home you would pay £7,500. Somebody purchasing a £1m home would confront a bill of £43,750.

Any second homes draw in a higher rate.

What considers a moment home?

Something besides your primary habitation – it could be an occasion let, a property purchased as a speculation or some place you are assisting another relative with buying.

This additional charge will likewise apply regardless of whether the principle home you as of now possess is abroad.

I anticipate purchasing a moment home. What amount of additional stamp obligation will I pay?

You will pay the obligation on any property costing £40,000 or more. For every level you would pay a rate three rate focuses higher.

This implies:

On a property costing up to £125,000 you will pay 3%, instead of 0%.

On a property costing £125,000 – £250,000 you pay 5%, instead of 2%.

On a property costing £250,000 – £925,000 you pay 8%, instead of 5%.

On a property costing £925,000 – £1.5m you pay 13%, instead of 10%.

On a property costing £1.5m+ you pay 15%, instead of 12%.

So a house costing £100,000 would have a bill of £3,000. On a £200,000 property you would pay £7,500 (3% on the primary £125,000 then 5% on the following £75,000), and on the off chance that you were burning through £350,000 on a moment home you would pay £18,000 (3% on the principal £125,000, 5% on the following £125,000 then 8% on the rest of the £100,000). Somebody purchasing a moment home costing £1m would confront a bill of £73,750 (3% on the main £125,000, 5% on the following £125,000, 8% on the following £675,000 and 13% on the last £75,000).

Purchase to-give financial specialists a chance to race to finish before stamp obligation rise

Imagine a scenario where I need to purchase a house for my youngster.

In the event that guardians purchase a property for their youngster and are named on the deeds while as of now owning a property, they will be charged the extra stamp obligation. Bailing your kid out with an endowment of a store won’t be an issue – just part-owning the property.

Imagine a scenario where I am moving and my deal fails to work out.

On the off chance that you finish on your new home while as yet owning your old home you should pay the higher rates, in any case on the off chance that you offer your old home inside three years you can recover the additional assessment.

Consider the possibility that I choose to keep my old home to lease it out.

You will pay the additional rate of expense since you will now possess two homes.

Consider the possibility that I possess a purchase to-give property and move a chance to house.

On the off chance that you are offering your fundamental living arrangement and purchasing another place to live it won’t be considered a moment home and you will pay the typical, lower, rate of duty.

What is Stamp Duty?

Utilize our Stamp Duty number cruncher to discover the amount you’ll pay.

In England, Northern Ireland and Wales you’re at risk to pay Stamp Duty when you purchase a private property, or a real estate parcel, that costs more than £125,000 (or more than £40,000 for second homes).

This assessment applies to both freehold and leasehold properties – whether you’re purchasing through and through or with a home loan.

In Scotland, when you purchase a property or land you will pay a Land and Buildings Transaction Tax rather than Stamp Duty.

Discover more in Buying property in Scotland – a cash course of events.

What amount is Stamp Duty?

There are a few rate groups for Stamp Duty.

The duty is figured with respect to the property price tag that falls inside each band.

For instance, on the off chance that you purchase a house for £275,000, the Stamp Duty Land Tax (SDLT) you owe is figured as takes after:

0% on the principal £125,000 = £0

2% on the following £125,000 = £2,500

5% on the last £25,000 = £1,250

Add up to SDLT = £3,750

Stamp Duty rates*

Least property buy price Maximum property buy price Stamp Duty rate (just applies just to that piece of the property value that falls inside each band)

£0 £125,000 0%

£125,001 £250,000 2%

£250,001 £925,000 5%

£925,001 £1.5 million 10%

Over £1.5 million 12%

*Stamp obligation for private leasehold properties are charged in an unexpected way.

Stamp Duty on second homes

Purchasers of extra private properties, for example, second homes and purchase to-give properties, a chance to should pay an additional 3% in Stamp Duty over current rates for each band.

This expanded rate applies to properties purchased for £40,000 or more.

It doesn’t make a difference to bands, manufactured houses or houseboats.

On the off chance that you purchase another fundamental home however there’s a postponement in offering your past principle habitation, you’ll need to pay the higher Stamp Duty rates as you’ll now claim two properties.

You can ask for a discount for the sum over the ordinary Stamp Duty rates if:

You offer your past fundamental home inside three years, and

You guarantee the discount inside three months of the offer of your past principle living arrangement, or inside a year of the recording date of your self-appraisal expense form, whichever comes later.

For an application frame and more data, visit the GOV.UK site.

Stamp Duty for first time purchasers

A man is for the most part named a first-time-purchaser on the off chance that they’re obtaining their lone or principle living arrangement and have never claimed a freehold or have a leasehold enthusiasm for a private property in the UK or abroad.

In case you’re a first-time-purchaser in England, Wales or Northern Ireland, you will pay no Stamp Duty on properties worth up to £300,000. This implies in the event that you are a first-time-purchaser, you will set aside to £5,000.

For properties costing up to £500,000, you will pay no Stamp Duty on the primary £300,000. You will pay Stamp Duty on the rest of the sum, up to £200,000.

On the off chance that the property you are purchasing is worth over £500,000, you will pay the standard rates of Stamp Duty.

For instance, if the property you need to purchase is worth £450,000, you will just pay Stamp Duty on £150,000.

Joint possession and Stamp Duty help

In case you’re hitched and mutually purchasing a property, at that point you both should be first-time purchasers to get Stamp Duty help.

Unmarried individuals can even now get a diminishment in Stamp Duty, if the main individual named on the home loan deed is a first-time purchaser.

However, there are a few things you should know about:

In the first place, the greatest saving money on a property buy is still £5,000 paying little mind to the quantity of names on the home loan deed.

In the event that the home loan application is just in one name, it will be founded on that individual’s pay alone, which may affect how much your bank is set up to loan you.

Second, you have to consider what might happen on the off chance that you split up. In the event that the property is in the two names, you will both have a claim. In the event that the property is just in one name, at that point it’s conceivable you or your accomplice could be left with nothing lawfully.

Discover more about ensuring your home proprietorship rights amid separation or disintegration.

At the point when do you need to pay Stamp Duty?

You’ll have to present a Stamp Duty Land Tax return and pay what you owe inside 30 days of finishing the buy of your home.

On the off chance that you don’t present an arrival and pay the assessment with that 30 days, HMRC may charge you punishments and intrigue.

Discover more about Stamp Duty punishments and enthusiasm on the GOV.UK site.

At the point when is Stamp Duty not payable?

You’ll consequently stay away from Stamp Duty on the off chance that you purchase a property for under £125,000.

In any case, for some homebuyers this simply isn’t conceivable.

There are different conditions in which Stamp Duty is either not payable or can be diminished:

Somewhat finished rate band. In the event that the cost is just barely inside a higher band, ask the merchant or bequest specialist in the event that they would acknowledge a somewhat bring down cost.

Move of property in partition or separation. In case you’re separating or isolating from your companion or accomplice, there’s no Stamp Duty to pay on the off chance that you exchange an extent of your home’s estimation to them. Read more in our guide Protecting your home possession rights amid separation or disintegration.

Exchange of deeds. In the event that you exchange the deeds of your home to another person – either as a blessing or in your will – they won’t need to pay Stamp Duty available estimation of the property.

In any case, in the event that you trade properties with someone else, you will each need to pay Stamp Duty on the property you get in view of its reasonable worth.

To discover more about exchange of deeds, go to the GOV.UK site.

Get some answers concerning different circumstances where Stamp Duty won’t not be payable on the GOV.UK site.

The most effective method to pay Stamp Duty

Normally your specialist will manage the Stamp Duty return and any installment due for you, despite the fact that you can do it without anyone’s help.

In any case, you’re in charge of ensuring it’s altogether submitted on time.

In the event that the cost of your new home is under £125,000, you should in any case present an arrival (unless excluded) despite the fact that you won’t have to pay any Stamp Duty.