Stamp Duty Calculator

Estimate the Stamp Duty Land Tax (SDLT) you pay when buying a property in England or Northern Ireland.

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Stamp Duty Summary

Stamp Duty to Pay
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Property Price
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Effective Rate
0%
Total Property Cost
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Portion of PriceRateTax

Based on current SDLT rates for England and Northern Ireland. First-time buyer relief applies on properties up to 625,000. Additional property surcharge: 5% above standard rates. Scotland and Wales have different systems. Always confirm with HMRC or a conveyancer.

UK Stamp Duty Calculator — How to Use It

Select your property price, buyer type (standard, first-time buyer, or additional property), and the calculator instantly shows your SDLT bill, effective tax rate, and a band-by-band breakdown. This calculator covers England and Northern Ireland only — Scotland and Wales use separate systems.

Current SDLT Rates for England & Northern Ireland (2025/26)

SDLT is a progressive tax — you only pay each rate on the portion of the price within that band, not on the total purchase price.

  • Up to £250,000: 0%
  • £250,001 to £925,000: 5%
  • £925,001 to £1,500,000: 10%
  • Over £1,500,000: 12%

Example: Buying at £350,000 (standard buyer): 0% on first £250,000 = £0. 5% on £100,000 = £5,000. Total SDLT = £5,000.

First-Time Buyer Relief (2025/26)

  • Up to £425,000: 0% — no stamp duty for first-time buyers.
  • £425,001 to £625,000: 5% on the amount above £425,000.
  • Above £625,000: Standard rates apply — first-time buyer relief is lost entirely.

To qualify for first-time buyer relief, all buyers on the purchase must be first-time buyers with no previous interest in a property anywhere in the world.

Additional Property Surcharge (Buy-to-Let & Second Homes)

If you already own a residential property and are buying an additional one, a 5% surcharge applies on top of standard rates for every band. This applies to buy-to-let purchases, holiday homes, and investment properties. The surcharge applies to the entire purchase price.

Example: Buying a £300,000 buy-to-let: Standard SDLT = £2,500. Surcharge (5% of £300,000) = £15,000. Total = £17,500.

Scotland and Wales — Different Systems

  • Scotland: Uses Land and Buildings Transaction Tax (LBTT). Thresholds and rates differ — the nil-rate band is £145,000 (£175,000 for first-time buyers).
  • Wales: Uses Land Transaction Tax (LTT). Different bands — the nil-rate band is £225,000.

When Do I Pay Stamp Duty?

SDLT must be paid to HMRC within 14 days of completing the purchase. Your solicitor or conveyancer typically handles this automatically as part of the conveyancing process — they collect the amount from you and submit it to HMRC on your behalf.

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