YOUR NEXT MOVE, WITH THE NUMBERS WORKED OUT
Stamp duty calculator2026
A clearer picture of your buying costs.
Calculate SDLT for England and Northern Ireland in a few simple steps.
Tell us about your property
Your estimate will appear here when the calculator loads.
Your SDLT breakdown
Tax calculated in bands| Portion of price | Rate | Tax |
|---|---|---|
| Total SDLT | ||
An estimate using your selected circumstances. Confirm eligibility and the final tax with your conveyancer.
Official SDLT calculatorFIND YOUR CALCULATION
A calculator for your next move
Calculate Scottish LBTT and the 8% ADS.
WalesEstimate Welsh Land Transaction Tax with current main and higher residential bands.
First-time buyerCalculate first-time buyer SDLT in England and Northern Ireland.
Second homeCalculate second-home stamp duty using the 5 percentage point surcharge.
Buy-to-letEstimate buy-to-let SDLT for individual buyers.
Non-residentCalculate SDLT with the 2 percentage point non-resident surcharge for England and Northern Ireland.
BEFORE YOU MAKE AN OFFER
Compare two purchase prices
Use the buyer settings from your current estimate to compare SDLT at another price.
THE BASICS
What is stamp duty?
Stamp Duty Land Tax, usually shortened to SDLT, is a tax on property and land purchases in England and Northern Ireland. How much you pay depends on the purchase price and the rules that apply to you.
Our residential stamp duty calculator helps you estimate the tax for a straightforward freehold purchase. Choose whether you are a first-time buyer, moving home or buying an additional property, then check the breakdown.
Buying in Scotland or Wales? You need a different calculation. Scotland uses LBTT and Wales uses LTT. Choose the right property tax calculator.
KNOW YOUR NUMBERS
Stamp duty rates and thresholds
For a standard residential purchase, SDLT starts above £125,000. The rates below apply to successive portions of the price, rather than the whole amount.
Residential SDLT rates
England & Northern Ireland| Portion of purchase price | Standard rate | Additional property* |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| Over £125,000 to £250,000 | 2% | 7% |
| Over £250,000 to £925,000 | 5% | 10% |
| Over £925,000 to £1.5 million | 10% | 15% |
| Above £1.5 million | 12% | 17% |
*Where higher rates apply to a purchase of £40,000 or more. First-time buyer relief and non-resident surcharges are not included in this table.
Source: HMRC residential property rates
How is stamp duty calculated?
For a £350,000 home at standard rates, the first £125,000 is taxed at 0%. The next £125,000 is taxed at 2%, which is £2,500. The remaining £100,000 is taxed at 5%, which is £5,000. That gives a total stamp duty bill of £7,500. SDLT totals are rounded down to whole pounds; the table shows amounts before final rounding.
The effective rate is the tax divided by the full property price. In this example it is about 2.14%, even though the top slice falls in the 5% band.
PUT IT IN PERSPECTIVE
How much stamp duty will you pay?
Compare some common purchase prices below. These examples assume UK-resident individuals buying in England or Northern Ireland, with the stated relief or additional-property rules applying.
| Property price | Home mover | First-time buyer | Additional property |
|---|---|---|---|
| £2,500 | £0 | £15,000 | |
| £5,000 | £0 | £20,000 | |
| £7,500 | £2,500 | £25,000 | |
| £10,000 | £5,000 | £30,000 | |
| £15,000 | £10,000 | £40,000 | |
| £20,000 | £20,000 | £50,000 |
First-time buyer relief ends above £500,000. The example at £600,000 therefore uses ordinary rates. Legal fees and other purchase costs are not included.
Calculate stamp duty for your propertyYOUR CIRCUMSTANCES MATTER
Which stamp duty rules apply to you?
First-time buyers
Eligible UK-resident first-time buyers pay no SDLT on the first £300,000, then 5% on the portion up to £500,000. Every purchaser must qualify, including having never owned a residential property anywhere in the world, and intend to live in the property as their main home.
A first-time buyer purchasing for £350,000 pays £2,500. At £500,000, the bill is £10,000. If the price exceeds £500,000, the relief is lost, so it is worth checking the cost before increasing an offer.
Second homes and buy-to-let properties
If your purchase leaves you owning an additional residential property and the higher-rate conditions apply, the rates usually rise by 5 percentage points. That surcharge applies across the bands, including the portion that would normally be tax-free.
At £350,000, this gives £25,000 in SDLT, compared with £7,500 at standard rates. Ownership of other property overseas can also matter. A buy-to-let purchase does not automatically have the same treatment in every situation.
Moving home or buying before selling
Replacing your main residence can be treated differently from buying a second home. If you have not sold your previous main home by completion, higher rates may be payable upfront. A refund may be available after the sale if the conditions and time limits are satisfied.
Choose the category that reflects the tax payable at completion, not simply what you plan to own eventually. Read HMRC’s replacement and refund guidance
Non-UK resident buyers
SDLT has specific residence tests. Where the non-resident surcharge applies, it adds 2 percentage points and may be payable alongside the additional-property surcharge. Use the checkbox above only after checking your SDLT residency position. Nationality and property ownership are different questions.
ACROSS THE UK
Stamp duty in Scotland and Wales
A UK stamp duty estimate needs the correct jurisdiction. England and Northern Ireland share SDLT rules. Scotland and Wales set their own property transaction taxes, with different bands and reliefs.
LBTT calculator
Land and Buildings Transaction Tax applies to Scottish property purchases. An Additional Dwelling Supplement can also apply. Use our LBTT calculator to see standard tax, first-time buyer relief and the 8% ADS.
Calculate Scottish LBTTLTT calculator
Land Transaction Tax applies in Wales. Main and higher residential rates differ from SDLT, so an English calculation cannot be reused for a Welsh property.
Calculate Welsh LTTWHEN YOU NEED A DIFFERENT CALCULATION
Other property purchases
This tool is for individual buyers making straightforward residential freehold purchases. The following cases need a more specific assessment.
Commercial and mixed-use property
A shop, office or a property combining residential and commercial use can fall under different rates. Do not use this residential estimate as a commercial stamp duty calculation. Check non-residential rates
Limited companies and trusts
Corporate and trust purchases can involve special rates and reliefs. This tool does not determine those conditions or provide a limited-company stamp duty assessment. Check corporate-body guidance
Shared ownership and leasehold
Shared ownership may involve choices about when SDLT is paid. New leases can also involve tax on rent. Simply entering the share price does not necessarily give the full liability. Read shared-ownership guidance
Transfers of equity and linked purchases
Transferring an interest in a property is not always equivalent to a standard house purchase. Debt taken on and links between transactions can affect the assessment. Read property-transfer guidance
YOUR QUESTIONS, ANSWERED
Stamp duty calculator FAQs
How much stamp duty will I pay?
Your bill depends on the property price, where you buy, and your circumstances. For a straightforward £350,000 purchase in England or Northern Ireland, a UK-resident home mover pays £7,500, an eligible first-time buyer pays £2,500, and an additional-property buyer pays £25,000. Enter your own price above for an estimate and breakdown.
Is SDLT the same as stamp duty?
SDLT stands for Stamp Duty Land Tax, the property purchase tax in England and Northern Ireland. People usually shorten it to stamp duty. Scotland has Land and Buildings Transaction Tax (LBTT), while Wales has Land Transaction Tax (LTT). Those systems need different calculations.
When do I pay stamp duty?
An SDLT return and payment are normally due within 14 days of completion. Your conveyancer usually deals with this as part of the purchase. Some transactions need a return even when no tax is due, so a zero calculator result does not establish that no filing is required. Check HMRC’s filing guidance
Do first-time buyers pay stamp duty?
Eligible UK-resident first-time buyers pay no SDLT up to £300,000. Between £300,000 and £500,000, they pay 5% on the portion above £300,000. Above £500,000, the relief is unavailable. All joint buyers must qualify and intend to use the property as their main residence.
Is the stamp duty calculator different for London?
No. London uses the same SDLT rates as the rest of England. The amount may be higher because the purchase price is higher, not because London has its own residential stamp duty bands. The same calculator also works for straightforward purchases in Northern Ireland.
Do I pay stamp duty when selling a house?
SDLT is generally paid by the buyer rather than the seller. If you are selling one home and buying another, the purchase may create an SDLT liability. Any taxes associated with selling are a separate question and are not calculated by this tool.
Can I use this for a buy-to-let or holiday home?
For an individual buying an additional residential property, choose “Additional property” if the higher-rate conditions apply. A buy-to-let label alone does not establish your tax category. Companies, mixed-use purchases and other special transactions can have different rules.
Does a non-UK resident pay extra stamp duty?
A 2 percentage point surcharge usually applies to qualifying non-resident residential transactions of £40,000 or more. It can apply alongside the additional-property surcharge. SDLT residency has its own tests and is not determined just by nationality. Check the residence tests
Can I use this calculator for a purchase in 2025?
This page uses rates effective from 1 April 2025 for current purchases. Earlier completion dates may have different thresholds or surcharges. Do not use the current result as a historical tax assessment. Check current and previous thresholds
Is this the official HMRC stamp duty calculator?
No. StampDutyCal is an independent calculator using published HMRC rates. We show the calculation so you can understand the estimate. For the government’s tool, use the official HMRC SDLT calculator .
RESEARCH & CORRECTIONS
Maintained by StampDutyCal
StampDutyCal is an independent website. We research and maintain our calculations using published government information. Our review is based on our own research, not an independent professional tax review.
We update our information when rules change. Rates were checked on 12 October 2026. If something looks incorrect, please tell us so we can investigate.
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