Buy-to-Let / Second Home Tax — England & NI (SDLT), Scotland (LBTT), Wales (LTT)
Estimate purchase taxes with band-by-band breakdown and regional rules.
Estimates only. England/NI: higher rates = base bands +5% for additional dwellings; +2% non-UK surcharge. Scotland: ADS 8% of price when applicable. Wales: higher residential uses a separate band table. Replacement-of-main-residence refund rules vary by nation.
How to use this calculator
Estimate your property purchase tax for England & NI (SDLT), Scotland (LBTT) or Wales (LTT) with higher/additional property rules.
- Choose the country where the property is located (England & NI, Scotland, or Wales).
- Enter the purchase price. Whole pounds are fine.
- Tick “Additional property” for buy-to-let or second homes.
- Tick “Replacing main residence” if you’ve sold (or will sell within the allowed window) your current main home — this usually removes the surcharge at completion or may be reclaimable later.
- If shown (England & NI only), tick “Non-UK resident” to add the +2% surcharge.
- Click Calculate to view the Total tax, Effective rate and a band-by-band breakdown.
Notes & assumptions: Estimates for standard residential transactions only. England & NI higher rates add +5% to each band for additional dwellings; +2% for non-UK resident buyers. Scotland applies an 8% ADS to the whole price when applicable. Wales uses a separate higher-rates table for additional dwellings. Time limits and refund processes for replacing your main residence differ by nation. This tool does not cover first-time buyer reliefs for additional dwellings, mixed-use/non-residential, or leases.
For personalised advice on structuring your purchase, see our Tax Services or contact the team.
