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UK Stamp Duty Calculator

Estimate the Stamp Duty Land Tax (SDLT) for your property purchase.

£

Estimated Tax

£2,500

Tax Breakdown

£0 – £250k (0%)£0
£250k – £300k (5%)£2,500

What is Stamp Duty (SDLT)?

In England and Northern Ireland, Stamp Duty Land Tax (SDLT) is a progressive tax. This means you do not pay a single rate on the total property price; instead, you pay different rates on the portion of the price that falls within each tax band, and then sum them up.

Note: From 1 April 2025, the SDLT threshold for non-first-time buyers has been lowered back to £125,000.

Key Surcharges

  • public Non-UK Residents: Usually pay an additional 2% surcharge on top of the standard rates.
  • domain Additional Properties: Buying a second home or buy-to-let property incurs a 5% surcharge (increased from 3% in late 2024).
  • schedule Payment Deadline: You must file an SDLT return and pay the tax within 14 days of completion.

home Standard Buyer (Main Residence)

Price BandRate
£0 - £125,0000%
£125,001 - £250,0002%
£250,001 - £925,0005%
£925,001 - £1.5M10%
£1.5M Above12%

stars First-Time Buyer (Relief)

Property Price ≤ £300,000: Pay no Stamp Duty (0%).

Price between £300,001 - £500,000: 0% on the first £300k, 5% on the remainder.

Price > £500,000: No relief available, standard rates apply.

How this calculator works

This stamp duty calculator estimates SDLT by applying progressive tax bands to the relevant slices of the property price. It then layers on any relevant surcharges for additional properties or non-UK residency based on the inputs selected.

Assumptions used

  • This page is focused on SDLT rules for England and Northern Ireland, not LBTT in Scotland or LTT in Wales.
  • First-time buyer relief, higher-rate purchases and non-resident surcharges are estimated according to the scenario selected in the calculator.
  • The tool assumes a straightforward residential purchase and does not cover every relief, corporate structure or mixed-use property case.
  • Solicitor advice and current HMRC guidance should always take priority for real transactions.

Frequently asked questions

Why is SDLT called progressive?

Because different parts of the purchase price are taxed at different rates. You do not simply apply one single percentage to the whole price.

Do first-time buyers always pay less?

Often, but only if the purchase qualifies for the current relief rules. Once the price exceeds the relief limit, standard rates may apply.

What about second homes and buy-to-let?

These can attract higher-rate surcharges. The exact outcome depends on ownership status, timing and the type of property being purchased.

Should I rely on this before exchange?

Use it as a planning estimate, but confirm the final liability with your solicitor or current HMRC guidance before completing the purchase.