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If you’re buying a buy to let property as a second home in the UK, you’ll need to pay a stamp duty surcharge. We look at the exceptions, common questions and provide a second home stamp duty calculator so you know where you stand.
A booming buy-to-let market in the UK has contributed to a housing crisis that is pushing home ownership beyond the reach of millions of people.
In 2015 the government announced that a new 3% additional stamp duty rate would be introduced for anyone buying a second home.
The current government announced a further increase in the higher rate from 3% to 5% from 31st October. “These higher rates apply to purchases of second homes, buy-to-let residential properties and companies purchasing residential property and the increase will provide those looking to move home or purchase their first property with a comparative advantage over those purchasing additional property.”
There are 2.5m buy-to-let landlords in the UK, according to HMRC, and if you are one of them then this tax won’t affect the property you already own.
But, if you are thinking of purchasing a buy-to-let property as a second home then the Additional Stamp Duty Rate could affect what you can afford to buy.
Yes, if the property is worth more than £40,000 and the purchase will result in you owning more than one property. Known as the Additional Stamp Duty Rate in England and Northern Ireland, it is a minimum 3% extra charge on top of your standard stamp duty bill. The surcharge is levied when you are buying a property that will result in you owning more than one. The most common example is someone who owns their own home and is looking to invest in a buy-to-let property.
You can find out more about the main stamp duty tax with our dedicated guide to stamp duty land tax and stamp duty for second homes
There are different rates in England and Northern Ireland, Scotland and Wales.
The stamp duty rate for additional properties has increased from 3% to 5% from October 31st, 2024. Note that the normal stamp duty rates are also due to change in April 2025 when stamp duty will apply to any property which costs £125,000 or more. Current rates are:
| PURCHASE PRICE OF PROPERTY | STAMP DUTY RATE | STAMP DUTY RATE FOR ADDITIONAL PROPERTIES |
|---|---|---|
| Up to £250,000 | 0% | 5% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
| PURCHASE PRICE OF PROPERTY | STAMP DUTY RATE | STAMP DUTY RATE FOR ADDITIONAL PROPERTIES |
|---|---|---|
| Up to £145,000 | 0% | 6% |
| £145,001 to £250,000 | 2% | 8% |
| £250,001 to £325,000 | 5% | 11% |
| £325,000 to £750,000 | 10% | 16% |
| Over £750,000 | 12% | 18% |
| Purchase price of property | Stamp duty rate for additional properties |
|---|---|
| Up to £180,000 | 4% |
| £180,001 up to £250,000 | 7.5% |
| £250,001 to £400,000 | 9% |
| £400,001 to £750,000 | 11.5% |
| £750,001 to £1.5m | 14% |
| Over £1.5m | 16% |
The additional stamp duty rate is payable on top of the normal stamp duty that you pay on any property. So, you’ll pay more stamp duty for a buy-to-let property than you would normally.
For example, if you were buying a £200,000 buy-to-let property in England the stamp duty payable from October 31st, 2024 is £10,000.
That is £10,000 more stamp duty to pay than if you were buying a £200,000 residential property to live in.
To calculate exactly how much stamp duty you will need to pay, use our free stamp duty calculator
[stamp_duty_calculator size=”small”]
There is no stamp duty on properties worth less than £40,000.
Caravans, mobile homes and houseboats are all excluded from the additional stamp duty rate.
There is also an exemption if the Buy-to-Let property is the first and only property that you will own (normal rates apply in this case).
When you are doing your sums to see if a buy-to-let property is for you it’s important that you factor in the stamp duty bill as it could be a factor in deciding whether property investment is the best choice for you.
See our full guide on what to consider with buy-to-let and getting a buy-to-let mortgage
You may want to consider speaking to a Mortgage Broker or an Independent Financial Advisor (IFA) before you take the plunge in order to make sure a buy-to-let property is the best place to put your savings.
How and when do I pay the extra tax?
The additional stamp duty rate is payable within 30 days of your completion date, at the same time as your main stamp duty bill.
A tax return needs to be submitted to HMRC detailing what you owe, and the bill paid at the same time. In most circumstances your solicitor or conveyancer will arrange this for you.
You can find out more with our Step-by-Step Guide to Buying a Home.
What counts as a ‘main residence’?
Your main residence for stamp duty purposes is the place where you and your family spend most of your time. HMRC will assess this by looking at where you work, where your children are registered at school and where you vote.
What if my main home is abroad?
If you own a property abroad and want to buy an investment property in the UK, then the extra stamp duty rate will still apply.
Can I put our family home in my partner’s name to avoid the tax?
When it comes to stamp duty married couples are treated as a single unit. So, it doesn’t matter whose name your properties are in, if you as a couple own more than one at the end of the transaction then the additional stamp duty rate applies.
If you aren’t married, then you could avoid the additional stamp duty rate if only one of you is named on the deeds of your main residence and the other partner buys the investment property in their name alone.
What if I’m a first-time buyer?
If you don’t already own any property and are looking to invest in a buy-to-let, then you won’t pay the additional stamp duty rate as you will only own one property. Note that you will not qualify for first-time buyer stamp duty relief as it can only be used for a property you intend to live in.
What if the investment property I’m purchasing is abroad?
You won’t have to pay the additional rate on investments purchased abroad as stamp duty is only payable on UK property.
What if I inherit a property I want to rent out?
Stamp duty isn’t payable on inherited properties. But, if you go on to buy another property you may have to pay the additional rate if it will result in you owning more than one property.
HomeOwners Alliance Ltd is registered in England, company number 07861605. Information provided on HomeOwners Alliance is not intended as a recommendation or financial advice.
Mortgage service provided by London & Country Mortgages (L&C), Unit 26 (2.06), Newark Works, 2 Foundry Lane, Bath BA2 3GZ, authorised and regulated by the Financial Conduct Authority (FRN: 143002). The FCA does not regulate most Buy to Let mortgages. Your home or property may be repossessed if you do not keep up repayments on your mortgage.
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Independent Financial Adviser service is provided by Unbiased, who match you to a fully regulated, independent financial adviser, with no charge to you for the referral.
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