UK Stamp Duty Calculator (SDLT)
Estimate Stamp Duty Land Tax for residential property in England and Northern Ireland.
What is HMRC stamp duty?
Stamp Duty Land Tax (SDLT) is a tax charged on property purchases in England and Northern Ireland. HMRC is the government body responsible for collecting it. The amount you pay depends on the purchase price, whether you are a first-time buyer, whether the property is an additional home, and whether a non-UK resident surcharge applies.
This page gives you a practical calculator and a plain-English explanation so you can plan your moving costs with confidence.
How this HMRC stamp duty calculator works
The calculator uses marginal tax bands. That means each slice of your purchase price is taxed at a different rate, rather than applying one rate to the full amount.
- Enter your agreed purchase price.
- Select your buyer status.
- Tick the non-UK resident box if relevant.
- Click calculate to see total SDLT and a full band-by-band breakdown.
Residential SDLT rates used in this tool
1) Standard rates (main residence)
- Up to £125,000: 0%
- £125,001 to £250,000: 2%
- £250,001 to £925,000: 5%
- £925,001 to £1,500,000: 10%
- Over £1,500,000: 12%
2) First-time buyer relief
If the purchase price is £500,000 or less:
- 0% on the first £300,000
- 5% on £300,001 to £500,000
If the property price is above £500,000, first-time buyer relief does not apply in this model and standard rates are used.
3) Surcharges
- Additional property surcharge: +5% on each band.
- Non-UK resident surcharge: +2% on each band.
Worked examples
Example A: Home mover buying at £350,000
- 0% on £125,000 = £0
- 2% on next £125,000 = £2,500
- 5% on remaining £100,000 = £5,000
- Total SDLT = £7,500
Example B: First-time buyer at £425,000
- 0% on £300,000 = £0
- 5% on £125,000 = £6,250
- Total SDLT = £6,250
Example C: Additional property at £600,000 (UK resident)
- 5% on first £125,000 = £6,250
- 7% on next £125,000 = £8,750
- 10% on remaining £350,000 = £35,000
- Total SDLT = £50,000
Important situations to check before exchange
- Replacing your main residence: in some cases you may pay higher rates upfront and reclaim later if you sell your previous home within the allowed period.
- Scotland and Wales: SDLT does not apply there. Scotland uses LBTT and Wales uses LTT.
- Non-residential or mixed-use purchases: different tax rules apply.
- Linked transactions, company purchases, trusts and leases: specialist rules can materially change the tax.
Other buying costs to budget for
Stamp duty is only one part of your purchase budget. Also plan for:
- Solicitor or conveyancer fees
- Searches and Land Registry fees
- Survey and mortgage valuation fees
- Mortgage arrangement/product fees
- Moving costs and initial repairs
FAQ
Does the calculator submit anything to HMRC?
No. It is a local estimate tool only and does not file tax returns.
Is this a guaranteed tax figure?
No. It is an estimate for planning. Your solicitor/conveyancer should confirm the final SDLT calculation and filing position.
Where can I verify official guidance?
Always check the latest HMRC rules and current rates before exchanging contracts, especially if your purchase includes unusual circumstances or relief claims.
Disclaimer: Information on this page is educational and not tax or legal advice.