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Stamp Duty Calculation for Investment Properties 2023

Updated: Feb 20, 2023

Does stamp duty confuse you? Not sure how much you need to give the tax man for that buy-to-let property you're eyeing on? You've come to the right place! In this blog, we will explore the history of stamp duty in the UK, how it works, and the various rates that apply to investment properties.

Stamp Duty Calculator of Property Store

You can use Property Store's Stamp Duty Land Tax calculator for 2023 on this link or you can click the image above.

What is Stamp Duty?

A man is shackled to taxes

Stamp Duty Land Tax (SDLT) is a tax that is levied on properties that are purchased in the United Kingdom. This is a one-time fee shouldered by the buyer and unlike other fixed-rate taxes, the stamp duty rate increases based on the value of the property. It is a crucial aspect of property purchasing in the UK and can be a significant expense, especially for those buying high-value properties. On paper, stamp duty is just a small percentage on top of your purchase price. Don't be fooled! The stamp duty fee is no insignificant amount and can break a deal! As such, don't forget to factor in stamp duty in your calculations.

The stamp duty fee is no insignificant amount and can break a deal!

History of Stamp Duty

A bit of a background, stamp duty in the UK dates back to the 17th century. It was first introduced as a tax on legal documents and has evolved over the years to include a wide range of items such as mortgages, deeds, and even playing cards. Today, stamp duty is primarily used as a tax on the transfer of property and is a crucial source of revenue for the government.

Stamp Duty Calculation

Stamp duty is calculated based on the value of the property. The exact amount of stamp duty payable varies from purchase to purchase and is based on various factors such as the value of the property, the type of property, and the buyer's circumstances. For example, the stamp duty rate for property investors is higher than for first-time buyers, and the rate for properties over certain values is higher.

For investment property, the stamp duty rate according to the government website are as follows:

Property Value

Stamp Duty Rate

Up to £250,000


​£250,001 to £925,000

​£7500 + (8% of the value above £250,000)

£925,001 to £1,500,000

£61500 + (13% of the value above £925,000)

£1,500,001 and above

£136,250 + (15% of the value above £1,500,000)

Note: Listed rates are effective as of 23 September 2022 and are in effect as of the time of writing.

Calculation Example

Say a £1,000,000 house has caught your eye and you think it will be a good investment property. The stamp duty should be:

Stamp Duty Land Tax = £61500 + (13% of value above £925,000)

Stamp Duty Land Tax = £61500 + 0.13*(£1,000,000 - £925,000)

Stamp Duty Land Tax = £61500 + 0.13*(£75,000)

Stamp Duty Land Tax = £61500 + £9750

Stamp Duty Land Tax = £71,250

The SDLT for a £1,000,000 house is £71,250

Property Store CRM Stamp Duty Calculator

Small section of Property Store's Investment Calculator

Too lazy to do your calculation? Afraid you might make a mistake? We've been there as well! Check out Property Store's Investment Calculator! Property Store CRM's Investment Calculator can be used to easily calculate property investment figures such as Stamp Duty, ROCE/ROI, Rental Yield, and much more! You won't have to memorize or bring a copy of the stamp duty table above. Instead, you can bring Property Store with you when visiting properties since our CRM can be accessed through your phone. Managed to negotiate a deal to a much lower price? Simply update the deal in our investment calculator and all investment figures such as the stamp duty will be updated immediately.

For special cases, such as unlivable homes, you may modify the stamp duty by ticking the tick box beside the stamp duty data field.


In conclusion, stamp duty is an important aspect of property purchasing in the UK and is a crucial source of revenue for the government. The rates and fees associated with stamp duty can be substantial, especially for those purchasing high-value properties. It is essential to understand the stamp duty rates that apply to property purchase and to take these costs into account when budgeting for a property.

If you don't want to run the figures yourself, you can check out stamp duty calculators like Property Store. These will also be useful if you want to double-check your figures or if you're not up to date with the new rates.


Got a question? Check out our Frequently Asked Questions Page for answers to common concerns or you can contact us here.


Interested in Property Store's Investment Calculator? Check out our blog highlighting the features of Property Store CRM's Investment Calculator.


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