Calculator
🇬🇧 UK onlyStamp Duty Calculator (UK SDLT)
Work out exactly how much Stamp Duty Land Tax you'll pay on a property purchase in England or Northern Ireland — including first-time buyer relief and the additional-property surcharge. Scotland (LBTT) and Wales (LTT) use different rate bands; this calculator covers SDLT only.
Your purchase
The agreed purchase price. SDLT is charged in bands — only the slice in each band pays that band's rate.
Buyer type
First-time buyer: never owned a property anywhere. Relief: 0% up to £300k, 5% on £300k–£500k, no relief above £500k. Additional property: a 5% surcharge applies on top of standard rates.
Rates shown are England & Northern Ireland (SDLT) as of 2026. Scotland uses LBTT and Wales uses LTT — different rates apply.
Band-by-band breakdown
SDLT is paid to HMRC within 14 days of completion, usually by your solicitor. This estimate is for guidance only — confirm with your conveyancer before completion.
How UK Stamp Duty is calculated
Stamp Duty Land Tax (SDLT) is charged on a sliding scale: each portion of the purchase price falls into a band, and only that portion is taxed at the band's rate. You don't pay one flat percentage on the whole price — you pay the sum of the slices.
Bands for 2024/25 (England & Northern Ireland)
- £0 – £250,000: 0%
- £250,001 – £925,000: 5%
- £925,001 – £1,500,000: 10%
- Above £1,500,000: 12%
First-time buyers get a higher 0% threshold — £425,000 — and pay 5% on the portion between £425,001 and £625,000. Above £625,000, no first-time-buyer relief applies. Additional properties (buy-to-lets, second homes) attract a 3% surcharge on every band — including the first £250,000.
Worked example
Scenario: Home mover buying a £500,000 property as their main residence.
Band 1: £0–£250,000 at 0% = £0
Band 2: £250,001–£500,000 (£250,000 in band) at 5% = £12,500
Total SDLT: £12,500 — an effective rate of 2.5%.
If the same buyer were purchasing this as a second home, they'd add a 3% surcharge on the full £500,000 = £15,000 extra, taking the bill to £27,500.
Frequently asked questions
How is UK Stamp Duty (SDLT) calculated?
SDLT is charged on a sliding scale, with each portion of the price taxed at the rate for that band. For a standard residential purchase the bands are 0% up to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5m, and 12% above £1.5m. The tax is the sum of the amounts in each band.
What relief do first-time buyers get?
First-time buyers pay no SDLT on the first £425,000 of a home costing up to £625,000, and 5% on the portion between £425,001 and £625,000. If the price exceeds £625,000, no first-time-buyer relief applies and standard rates are used. Both buyers on a joint purchase must be first-time buyers to qualify.
How much extra is the additional-property surcharge?
If the purchase will not be your only or main residence — for example a buy-to-let or second home — a 3% surcharge is added on top of every band, including the £0–£250,000 band. So the effective rates become 3%, 8%, 13% and 15%. The surcharge can sometimes be reclaimed if you sell your previous main home within 36 months.
When and how do I pay Stamp Duty?
SDLT must be paid to HMRC within 14 days of completion. In practice your conveyancing solicitor handles the SDLT return and payment as part of completion, taking the funds from your purchase monies. Late filing or payment incurs HMRC penalties and interest.
Does this apply in Scotland or Wales?
No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have different bands and rates from English/Northern Irish SDLT, so this calculator is accurate only for properties in England and Northern Ireland.
Can Stamp Duty be added to my mortgage?
Most lenders won't lend against the SDLT bill itself, so it usually has to be paid in cash from your savings on completion. Some buyers borrow more than the property price to cover it, but that increases your loan-to-value and may push you into a worse rate tier on your mortgage.