Stamp duty calculator
Stamp duty on a buy-to-let or second home, band by band, at the current rates for England and Northern Ireland.
- Estimated stamp duty
- —
- Effective rate
- —
Rates for England and Northern Ireland from 1 April 2025. Indicative only: first-time buyer relief, non-UK resident and company purchases are not included. Always confirm with your solicitor or HMRC.
How stamp duty is worked out
Stamp duty is charged in slices: each band of the price is taxed at its own rate, and the slices are added up. Since 1 April 2025 there is nothing to pay on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that.
Buying an additional property, such as a buy-to-let while you own your home, adds 5 percentage points to every band, including the first £125,000. Purchases under £40,000 are exempt from the surcharge.
At Tees Valley prices the surcharge is most of the bill: on a £100,000 terrace a home-mover pays nothing, while an investor pays £5,000, all of it surcharge. Worth knowing before you compare yields with dearer areas.