Stamp Duty Calculator (SDLT)
Use our Stamp Duty calculator to estimate how much Stamp Duty Land Tax (SDLT) you may need to pay when buying a property in England or Northern Ireland. It provides a quick estimate based on the property price and buyer type, helping you understand potential upfront costs before making an offer.
Enter the property details below to see an estimated Stamp Duty amount. This calculator is for guidance only, but it’s a useful starting point when budgeting for a home purchase.
Enter the property details below to see an estimated Stamp Duty amount. This calculator is for guidance only, but it’s a useful starting point when budgeting for a home purchase.
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How the Stamp Duty Calculator Works
This calculator estimates Stamp Duty Land Tax based on the current SDLT thresholds set by HMRC for property purchases in England and Northern Ireland. Stamp Duty is calculated using a tiered system, where different portions of the property price are taxed at different rates.
The calculator takes into account:
The calculator takes into account:
It then applies the relevant tax bands to estimate the total Stamp Duty payable.
Current Stamp Duty Rates
Stamp Duty Land Tax is calculated in bands. You only pay each rate on the portion of the property price that falls within that band.
These rates apply to residential property purchases in England and Northern Ireland.
These rates apply to residential property purchases in England and Northern Ireland.
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Standard Residential Rates
Portion of the property price
Up to £125,000
£125,001 to £250,000
£250,001 to £925,000
£925,001–£1.5 million
Above £1.5 million
Rate
0%
2%
5%
10%
12%
First-time Buyer Rates
Portion of the property price
Up to £300,000
£300,001 to £500,000
Above £500,000
Rate
0%
5%
Standard rates apply
Additional Properties
If buying the property means you will own more than one residential property, you will usually pay an additional 5 percentage points on top of the standard rates.
Portion of the property price
Up to £125,000
£125,001 to £250,000
£250,001 to £925,000
£925,001–£1.5 million
Above £1.5 million
Rate
5%
7%
10%
15%
17%
These rates do not include the additional 2% surcharge that may apply to some non-UK residents. Different rules may also apply to companies, trusts, shared ownership purchases, linked transactions and certain leasehold purchases.
Example Scenario
If you’re buying your first home for £300,000 and qualify for first-time buyer relief, your estimated Stamp Duty Land Tax (SDLT) would be £0, as eligible first-time buyers currently pay no SDLT on the first £300,000.
If you’re buying the same £300,000 property but do not qualify for first-time buyer relief, the estimated SDLT would be £5,000.
If you’re purchasing an additional residential property for £300,000, the estimated SDLT would be £20,000, reflecting the higher residential SDLT rates that generally apply to second homes and buy-to-let properties.
If you’re buying the same £300,000 property but do not qualify for first-time buyer relief, the estimated SDLT would be £5,000.
If you’re purchasing an additional residential property for £300,000, the estimated SDLT would be £20,000, reflecting the higher residential SDLT rates that generally apply to second homes and buy-to-let properties.
What Is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid when you buy a property or land over a certain price threshold in England and Northern Ireland. The amount you pay depends on the value of the property and your circumstances as a buyer.
Different rules and rates apply in Scotland and Wales, where Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT) are used instead.
Different rules and rates apply in Scotland and Wales, where Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT) are used instead.
What Affects How Much Stamp Duty You Pay?
Several factors influence the amount of Stamp Duty due:
Property Price
Stamp Duty is charged in bands. Higher-value properties are taxed at higher rates on the portion above each threshold. Higher price bands are charged at higher rates on the portion above each threshold
First-Time Buyer Status
First-time buyers may qualify for relief, reducing or eliminating Stamp Duty on lower-priced properties.
Additional Properties
Buying a second home or buy-to-let property may attract higher SDLT rates.
Current Government Rules
Stamp Duty thresholds and reliefs can change. Always check the latest HMRC guidance before completing a purchase.
Property Price
Stamp Duty is charged in bands. Higher-value properties are taxed at higher rates on the portion above each threshold. Higher price bands are charged at higher rates on the portion above each threshold
First-Time Buyer Status
First-time buyers may qualify for relief, reducing or eliminating Stamp Duty on lower-priced properties.
Additional Properties
Buying a second home or buy-to-let property may attract higher SDLT rates.
Current Government Rules
Stamp Duty thresholds and reliefs can change. Always check the latest HMRC guidance before completing a purchase.
When Should You Use a Stamp Duty Calculator?
This calculator is useful when you want to:
It’s a quick way to explore scenarios before you take any formal steps.
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About This Stamp Duty Calculator
This tool uses standard SDLT bands and calculation methods to provide quick, easy-to-understand estimates. It is designed to help buyers explore potential Stamp Duty costs before committing to a purchase.
While helpful for planning and comparison, this calculator does not replace official HMRC guidance or professional advice. For confirmation of exact amounts, always consult a solicitor or tax professional.
While helpful for planning and comparison, this calculator does not replace official HMRC guidance or professional advice. For confirmation of exact amounts, always consult a solicitor or tax professional.
Frequently Asked Questions
How accurate is the Stamp Duty calculator?
The results are estimates based on current SDLT thresholds. Actual amounts may vary depending on reliefs, exemptions or changes in tax rules.
Does this calculator apply to Scotland or Wales?
No. This calculator applies only to England and Northern Ireland. Scotland and Wales use different property taxes.
Does it include first-time buyer relief?
The calculator can estimate SDLT assuming standard first-time buyer rules. Always confirm eligibility before relying on the result.
Are additional property rates included?
Higher rates for additional properties may apply. Make sure the correct buyer type is selected.
Can Stamp Duty rules change?
Yes. Stamp Duty thresholds and reliefs can be updated by the government, so always check the latest guidance.
Disclaimer
These figures are estimates only and should not be taken as financial advice. Always check details with a qualified person.
Last checked/updated July 2026.
Last checked/updated July 2026.