What this calculator does
This free stamp duty calculator estimates the Stamp Duty Land Tax (SDLT) payable on a residential property purchase in England and Northern Ireland. Select whether you are a first-time buyer, a standard buyer or purchasing an additional property (such as a buy-to-let or second home), enter the purchase price, and the calculator returns your estimated SDLT bill.
SDLT applies in England and Northern Ireland only. If you are buying in Scotland, the relevant tax is Land and Buildings Transaction Tax (LBTT). In Wales, it is Land Transaction Tax (LTT). Both have different rates and thresholds.
How stamp duty is calculated
SDLT is a banded tax — each rate applies only to the slice of the purchase price within that band, not to the full amount. This is similar in structure to income tax.
| Purchase price band | Standard rate | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
First-time buyer relief (for properties up to £500,000): 0% on the first £300,000, then 5% on the portion from £300,001 to £500,000. No relief applies if the property costs more than £500,000 — the full standard rates apply instead.
Rates shown reflect SDLT thresholds in force from 1 April 2025. HMRC may change thresholds in future Budgets. Always confirm with HMRC or a solicitor before exchange.
Example calculations
For a £350,000 property:
Standard buyer
0% on £125k = £0
2% on £125k = £2,500
5% on £100k = £5,000
Total: £7,500
First-time buyer
0% on £300k = £0
5% on £50k = £2,500
Total: £2,500
Additional property
5% on £125k = £6,250
7% on £125k = £8,750
10% on £100k = £10,000
Total: £25,000
The difference between the standard rate (£7,500) and the additional property rate (£25,000) is £17,500 on a £350,000 property. This is a significant cost that landlords and second-home buyers must budget for upfront.
When to use this calculator
- Before making an offer — factor SDLT into your total buying budget. Many buyers underestimate this cost and are surprised at completion.
- Comparing properties at different price points — check how much stamp duty changes between price bands, for example just below versus just above £250,000.
- Budgeting for a buy-to-let purchase — the 5 percentage point surcharge substantially affects cash-on-cash returns and deposit requirements.
- Checking first-time buyer savings — confirm how much relief applies to your specific purchase price and whether the property qualifies.
- Modelling total buying costs — alongside our mortgage calculator, SDLT forms a major part of the upfront cash required.
Common mistakes
Assuming stamp duty is charged on the full price at a single rate
SDLT is banded — each rate applies only to the slice within its band, not the entire purchase price. On a £300,000 purchase, the 5% rate applies only to the £50,000 above £250,000; the first £125,000 is tax-free and the next £125,000 is taxed at 2%.
Not knowing whether the surcharge applies
The 5 percentage point additional property surcharge applies if you own any other residential property in the world and are not selling your main home. Even owning a small inherited share of a property triggers the surcharge.
Using SDLT rates for a Scottish or Welsh purchase
Scotland uses LBTT (Land and Buildings Transaction Tax) and Wales uses LTT (Land Transaction Tax). Both have different band structures and different rates. This calculator uses English SDLT rates only.
Forgetting the 14-day payment deadline
SDLT must be paid within 14 days of completion. Your solicitor usually handles this, but you are responsible for ensuring it is paid on time. Late payment incurs interest and penalties from HMRC.
Frequently asked questions
When do you pay stamp duty?
SDLT must be paid within 14 days of completing your purchase. Your solicitor normally handles the payment and files the SDLT return with HMRC as part of the completion process.
Does stamp duty apply in Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different bands and rates. This calculator applies English SDLT rates only and is not valid for Scottish or Welsh purchases.
What is the additional property surcharge?
If you already own a residential property and are buying another (a buy-to-let, holiday home or second home), a 5 percentage point surcharge applies on top of each standard SDLT band from the first pound. It does not apply if you are replacing your main residence.
Can I add stamp duty to my mortgage?
Some lenders allow this, but it increases the loan amount, the monthly repayment and the total interest paid over the term. It also increases your loan-to-value ratio, which can affect the rate available to you.
Is there stamp duty relief for first-time buyers?
Yes — for properties up to £500,000, first-time buyers pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. No relief applies if the property exceeds £500,000; the full standard rates apply instead.
Can I claim a refund if I sell my previous home after buying?
Yes. If you paid the higher additional-property rates because you had not yet sold your previous main residence, you may be able to claim a refund of the surcharge element within three years of completing the purchase, provided you sell the previous property. Claims are made to HMRC directly.
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Important information
This calculator is for general information and planning purposes only. It estimates SDLT using published HMRC band rates for England and Northern Ireland. Results are estimates and should not be relied upon as a definitive tax calculation.
SDLT thresholds and rates may change following government Budgets or other legislative changes. This calculator does not account for all possible reliefs, exemptions or special circumstances (including transfers between spouses, mixed-use properties, or purchases via a company). A qualified solicitor or conveyancer will calculate and file the correct SDLT return on your behalf.
This is not tax advice. Always confirm your SDLT liability with HMRC or a qualified conveyancer before exchanging contracts. Read our full Disclaimer.