HMO Stamp Duty Calculator

What is HMO stamp duty calculator?

This HMO stamp duty calculator estimates Stamp Duty Land Tax on a purchase in England or Northern Ireland. It applies the residential bands and, when you mark an additional property, the higher rates from 1 April 2025 published on GOV.UK higher rates of SDLT. It is not advice and not a substitute for your solicitor’s return. Scotland and Wales use different taxes.

HMO stamp duty calculator costs and fees

SDLT is one line in the completion statement. Legal fees, searches and the lender’s valuation sit beside it. The 14-day filing deadline is on GOV.UK: Stamp Duty Land Tax. Late filing can add penalties and interest. This tool does not model those penalties.

First-time landlords and experience

First-time buyer SDLT relief is for someone buying a home to live in, worth £500,000 or less. A first-time landlord buying an HMO is usually an additional-property buyer and pays the higher rates. Lender experience tests (TMW, Paragon, Aldermore) are a different question from SDLT. Do not treat FTB relief as an HMO first-time policy.

How to get HMO stamp duty calculator: step by step

1. Enter the consideration — usually the price, plus anything else that counts as consideration on GOV.UK.
2. Mark additional property if you will own more than one residential dwelling worth £40,000 or more at the end of the day.
3. Leave first-time buyer off unless you actually meet the GOV.UK FTB tests (rare on an HMO).
4. Read the banded result. Check mixed-use or six-or-more-dwellings with a solicitor if either applies.

How the calculation works

SDLT is charged in slices. From 1 April 2025 the higher additional-dwelling bands are 5% to £125,000, 7% to £250,000, 10% to £925,000, 15% to £1.5 million and 17% above that. Standard residential bands start at 0% to £125,000, then 2%, 5%, 10% and 12%. First-time buyers: 0% to £300,000 and 5% to £500,000 only if the price is £500,000 or less; above that, standard rates. Non-UK residents pay a further 2% on residential rates from 1 April 2021. The methodology card cites those GOV.UK pages.

Tax and stamp duty

A limited-company HMO buy still usually pays the higher dwelling rates. A 17% corporate rate can apply above £500,000, but GOV.UK: Stamp Duty Land Tax for corporate bodies (updated 2 May 2025, checked 22 October 2026) publishes relief from that 17% charge for a qualifying property rental business and other listed uses. Six or more dwellings in one transaction on or after 1 June 2024 use non-residential rates (GOV.UK). Multiple dwellings relief was withdrawn from 1 June 2024. Company structure is a lending question as well as a tax one — see limited company HMO mortgages.

Landlord duties and management

Paying SDLT does not licence the house. You still need the HMO licence, fire precautions and tenancies. Budget SDLT as cash at completion so it does not eat the void reserve you need for the first month of management.

Worked example

GOV.UK’s own additional-property example on 1 April 2025: you already own a main home and buy another residential property for £300,000. SDLT is 5% on £125,000 (£6,250), 7% on the next £125,000 (£8,750) and 10% on the last £50,000 (£5,000) — £20,000 in total. An HMO at the same price uses the same higher bands unless a published exception applies.

What the result means for your mortgage

SDLT is extra cash beside the deposit. It does not change the lender’s LTV unless you borrow more to pay it. Add it to the deposit you typed in the HMO mortgage calculator so you do not complete short.

FAQs

HMO stamp duty calculator questions.

Next step: quote / speak to a specialist

Send the price, whether you already own a dwelling and whether the house is mixed-use. We will not treat this calculator as a tax return. Your property may be repossessed if you do not keep up repayments on a mortgage or any other debt secured on it.