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Expert Guide

Guide to stamp duty for buy-to-let landlords

Stamp duty rates for buy-to-let

The following chapter details the stamp duty rates for buy-to-let property purchases, both residential and non-residential.

Residential BTL stamp duty rates

From 23 September 2022

Buy-to-let, second home owners, and limited companies pay a 3% surcharge on top of residential SDLT rates.

Property priceStandard Stamp Duty rateBuy-to-let Stamp Duty rate
£0 to £250,0000%3%
£250,001 to £925,0005%8%
£925,001 to £1.5m10%13%

Non-UK Resident / Overseas buyer stamp duty rates from 1st April 2021

If you are a non-UK resident or company purchasing property in England or Northern Ireland, from April 2021 an additional 2% stamp duty surcharge will apply on top of existing stamp duty rates.

  • If you already own properties (either abroad or in the UK), you’ll also need to pay the 3% stamp duty surcharge on additional properties, such as buy-to-lets and holiday lets.

  • Non-UK companies have to pay both the 2% and 3% surcharges when purchasing residential property.

Property price Standard Stamp Duty rateOverseas buyer stamp duty rate
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Non-residential (commercial) stamp duty rates

When purchasing non-residential or mixed use property (or land), stamp duty is paid on increasing portions of the property price of £150,000 or more.

Non-residential property for stamp duty purposes is defined by HMRC as:

  • commercial property, such as shops or offices

  • property that isn’t suitable to be lived in

  • agricultural land that’s part of a working farm or used for agricultural reasons

  • any other land or property that is not part of a dwelling’s garden or grounds

  • 6 or more residential properties bought in a single transaction

Freehold non-residential (commercial property) stamp duty rates

Property or lease premium or transfer valueSDLT rate
Up to £150,0000%
£150,001 to £250,0002%
The remaining amount (the portion above £250,001)5%

Leasehold non-residential (commercial property) stamp duty rates

When you buy a new non-residential or mixed leasehold you pay SDLT on both the:

  • purchase price of the lease (the ‘lease premium’) using the rates above

  • value of the annual rent you pay (the ‘net present value’)

The net present value (NPV) is based on the total rent over the life of the lease. You do not pay SDLT on the rent if the NPV is less than £150,000.

Net present value of rentSDLT rate
£0 to £150,0000%
The portion from £150,001 to £5,000,0001%
The portion above £5,000,0002%

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