Stamp Duty on a £1,200,000 Property — Buy-to-Let / Additional Property (2025)
Property price
£1,200,000
Stamp duty (SDLT)
£99,750
Effective rate
8.31%
Total purchase cost
£1,299,750
SDLT band breakdown
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0 – £125,000 | 3% | £125,000 | £3,750 |
| £125,000 – £250,000 | 5% | £125,000 | £6,250 |
| £250,000 – £925,000 | 8% | £675,000 | £54,000 |
| £925,000 – £1,500,000 | 13% | £275,000 | £35,750 |
| Total SDLT | £99,750 | ||
England / Northern Ireland SDLT rates, April 2025 onwards. 5% surcharge applied on all bands. Buyer type: Buy-to-Let / Additional Property.
Stamp duty on a £1,200,000 buy-to-let or additional property is £99,750 (effective rate 8.31%). This includes the 5% surcharge applied to all SDLT bands for additional property purchases. Your total purchase cost is £1,299,750. The surcharge applies from the first pound — there is no nil rate band for buy-to-let purchases. A standard purchase at the same price would pay £63,750.
Calculate stamp duty for any property
Use the interactive calculator to check SDLT for England, LBTT for Scotland, or LTT for Wales at any property price — including first-time buyer relief and buy-to-let surcharge.
Open stamp duty calculatorFrequently asked questions
How much stamp duty do I pay on a £1,200,000 buy-to-let property?
Stamp duty on a £1,200,000 buy-to-let or second home in England is £99,750 (effective rate 8.31%). The 5% surcharge applies to every band from the first pound. A standard residential purchase at £1,200,000 would cost £63,750 in SDLT — the surcharge adds £36,000.
What is the effective stamp duty rate on £1,200,000?
The effective SDLT rate on a £1,200,000 buy-to-let purchase is 8.31%. This is the total tax (£99,750) divided by the property price. The effective rate is always lower than the top marginal rate because SDLT uses a progressive slab system — each band only applies to the portion of the price within that band.
When do I have to pay stamp duty on a £1,200,000 property?
You must file your SDLT return and pay the £99,750 stamp duty within 14 days of completion. Your solicitor or conveyancer normally handles this on your behalf. Late filing incurs automatic penalties: £100 if up to 3 months late, rising to £200 after 3 months, plus interest on the outstanding tax.
Can I reclaim the buy-to-let surcharge?
You can reclaim the surcharge if you sell your previous main residence within 3 years of buying the new property. This applies when you bought the new home before selling the old one, creating a temporary period of owning two properties. Claims must be made within 12 months of the sale of the previous property, or within 12 months of the filing date of the SDLT return — whichever is later.
Can stamp duty on £1,200,000 be added to my mortgage?
You cannot directly add stamp duty to your mortgage. However, some lenders allow you to borrow more than the property value to cover SDLT and other costs — effectively bundling the £99,750 into your loan. This increases your LTV ratio and may affect the mortgage rate available to you. Most buyers pay stamp duty from their savings at completion.
How much stamp duty would I pay in Scotland or Wales on £1,200,000?
Scotland and Wales have their own property transaction taxes. In Scotland, LBTT (Land and Buildings Transaction Tax) uses different bands starting at £145,000. In Wales, LTT (Land Transaction Tax) has a nil rate band up to £225,000. Use the calculator above to compare rates across all three jurisdictions.
Related calculators
This calculator provides estimates only. Results are based on SDLT rates from April 2025 for England and Northern Ireland. Credibrate is not a tax adviser. For personalised advice speak to a qualified solicitor or conveyancer.
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