If you are buying property, few costs cause more confusion than stamp duty. Use this calculator to estimate how much Stamp Duty Land Tax (SDLT) you may pay in England and Northern Ireland, including first-time buyer relief, higher rates for additional properties, and the non-UK resident surcharge.
UK Stamp Duty Calculator (SDLT)
How this UK stamp duty calculator works
The calculator uses progressive tax bands. That means you do not pay one rate on the whole purchase price. Instead, each slice of the price is taxed at the rate for that band. This is similar to how income tax works.
- Standard residential rates are used for typical buyers moving home.
- First-time buyer relief is applied when eligible and purchase price is within the qualifying limit.
- Higher rates for additional dwellings add a surcharge across the price bands.
- Non-UK resident surcharge adds an extra 2% where applicable.
Current SDLT rates used in this calculator (England & Northern Ireland)
Standard residential rates
- 0% on the first £125,000
- 2% on the portion from £125,001 to £250,000
- 5% on the portion from £250,001 to £925,000
- 10% on the portion from £925,001 to £1,500,000
- 12% on the portion above £1,500,000
First-time buyer relief
- 0% on the first £300,000
- 5% on the portion from £300,001 to £500,000
- If the purchase price is above £500,000, standard rates apply instead
Higher-rate and residency surcharges
- Additional property surcharge: +5%
- Non-UK resident surcharge: +2%
When both surcharges apply, they stack. For example, an additional property bought by a non-UK resident adds 7% across the taxable portions.
Worked examples
Example 1: Home mover buying at £350,000
You pay 0% on the first £125,000, 2% on the next £125,000, and 5% on the final £100,000. Total SDLT = £7,500.
Example 2: First-time buyer buying at £425,000
You pay 0% up to £300,000, then 5% on £125,000. Total SDLT = £6,250.
Example 3: Additional property at £300,000
Standard SDLT would be £5,000. With higher rates (+5%), extra tax is £15,000. Total SDLT = £20,000.
Important notes before you complete a purchase
- This is an estimate tool and does not replace professional tax or legal advice.
- Some transactions have special rules (company purchases, mixed-use property, multiple dwellings, leases, relief claims).
- You normally need to file and pay SDLT within the HMRC deadline after completion.
- Scotland and Wales use different systems (LBTT and LTT), so this calculator is not for those regimes.
Frequently asked questions
Do I pay stamp duty on my deposit or mortgage amount?
SDLT is based on the purchase price (consideration), not on your mortgage size or deposit amount.
Can first-time buyers also pay higher rates?
In practice, first-time buyer status and additional property status do not usually overlap. If you already own property, first-time buyer relief typically won’t apply.
Is this calculator suitable for buy-to-let?
Yes, for standard residential buy-to-let purchases in England/Northern Ireland where higher rates apply. Complex cases may need specialist advice.