Stamp Duty

Buy-to-Let Stamp Duty Calculator

Buying a residential property to let out is not automatically taxed differently from any other purchase. Whether higher Stamp Duty rates apply depends on how many residential properties you will own at the end of the purchase, not on the fact that the property will be rented out. This page explains both scenarios and shows worked examples using the same calculation engine as the full Stamp Duty Calculator.

Get your exact figure

Enter your own purchase price and buyer status for a precise result.

Use the Stamp Duty Calculator

Buy-to-let is not automatically higher-rate

It is a common assumption that buying a buy-to-let property always means paying the higher rates of Stamp Duty. This is not automatically true. The higher rates depend on whether the purchase means you will own more than one residential property at completion, not on whether the property will be let out.

If this is your only residential property, standard residential rates apply, in the same way as buying a home to live in. If you already own another residential property, or will do at completion, the higher rates can apply. Many buy-to-let purchases do involve the higher rates in practice, because the buyer already owns their own home, but this is a consequence of individual circumstances, not a fixed rule about buy-to-let itself.

This page does not determine your circumstances or eligibility for any exception. Check GOV.UK guidance or seek professional advice for your specific situation.

How the two scenarios compare

Property price	If this is your only property	If you already own another property
£250,000.00	£2,500.00	£15,000.00
£350,000.00	£7,500.00	£25,000.00

Use the full Stamp Duty Calculator with your own figures to see which of these applies to you, and for a detailed band-by-band breakdown.

Rental income and other tax considerations

This page and the Stamp Duty Calculator cover Stamp Duty Land Tax only. Rental income from a buy-to-let property is generally subject to Income Tax separately, and other rules, such as mortgage interest relief and Capital Gains Tax on a future sale, may also apply. These are not covered by this calculator.

Financing a buy-to-let purchase

If you are using a mortgage to finance the purchase, the Mortgage Calculator can help you estimate repayments. Buy-to-let mortgages often have different terms from residential mortgages; this general estimate is not a substitute for a quote from a lender.

Frequently asked questions

Is buy-to-let automatically subject to higher Stamp Duty rates?

No. Whether higher rates apply depends on how many residential properties you will own at completion, not on the fact that the property will be let out. If it is your only residential property, standard rates apply.

When would a buy-to-let purchase have higher rates applied?

When the purchase means you will own more than one residential property at completion, for example if you already own your own home. This is common for buy-to-let buyers in practice, but is a consequence of their circumstances rather than a fixed rule.

How much Stamp Duty is due on a £250,000 buy-to-let if it is my only property?

An estimated £2,500, using standard residential rates.

How much Stamp Duty is due on a £250,000 buy-to-let if I already own a home?

An estimated £15,000, using the higher rates for additional properties.

Does this calculator include tax on rental income?

No. This calculator covers Stamp Duty Land Tax only. Rental income is generally taxed separately through Income Tax, and other rules may also apply.

Does this calculator give investment advice?

No. This calculator provides an estimate of Stamp Duty Land Tax only and does not provide financial, tax, legal or investment advice.

Last reviewed

Reviewed 11 August 2026

This is an estimate for general guidance only and is not financial or legal advice. It does not determine eligibility for any relief, exception or refund. Use the full Stamp Duty Calculator for your own figures.