# Buy-to-let purchase costs and property tax

Estimate the cash price, transaction tax and fees for one UK rental dwelling. Assumes a UK-resident individual, contract and completion from 1 April 2025, with the price equal to chargeable consideration. Excludes reliefs, linked transactions, new lease rents and transitional contracts. Future budgets use the rates checked on 12 November 2026. Confirm higher-rate status with your conveyancer.

## Worked example

At £250,000, tax on a qualifying additional dwelling is £15,000 in England or Northern Ireland, £14,950 in Wales and £22,100 in Scotland.

England and Northern Ireland use SDLT bands effective 1 April 2025. Wales uses LTT main bands from 10 October 2022 and higher bands from 11 December 2024. Scotland charges LBTT plus an 8% Additional Dwelling Supplement where applicable from 5 December 2024. Historic contracts may retain earlier treatment. Buying to let alone does not establish additional-dwelling status.

[HMRC SDLT rates](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates) · [Welsh Revenue Authority bands](https://www.gov.wales/land-transaction-tax-rates-and-bands) · [Revenue Scotland residential transactions](https://revenue.scot/taxes/land-buildings-transaction-tax/lbtt-legislation-guidance/residentialnon-residential-technical-guidance/lbtt4010-residential-transactions)

The higher SDLT supplement rose to five percentage points on 31 October 2024. Older contracts can retain earlier treatment. For Welsh transactions crossing 11 December 2024, check exchange, substantial performance and any later variation. Scottish contracts made on or before 4 December 2024 can retain 6% ADS. This worksheet accepts only contracts made from 1 April 2025. [Welsh transitional instrument](https://senedd.wales/media/tsnkmvp0/cr-ld16887-e.pdf) · [Revenue Scotland transition](https://revenue.scot/news-publications/news/scottish-budget-2025-2026-changes-land-buildings)

[HMRC additional-dwelling transitional rules](https://www.gov.uk/hmrc-internal-manuals/stamp-duty-land-tax-manual/sdltm09845a).

---

https://www.rentila.co.uk/tools/notary-fees