UK Stamp Duty Calculator (England & Northern Ireland)
Estimate your Stamp Duty Land Tax (SDLT) on residential property purchases. Enter your details, then click calculate.
Assumes residential SDLT rates currently in force for England and Northern Ireland. Scotland and Wales use different systems.
What is UK stamp duty on property?
When people say “stamp duty” in the UK, they are usually talking about the tax due when buying property. In England and Northern Ireland, this tax is called Stamp Duty Land Tax (SDLT). The amount you pay depends on the purchase price, your buyer status, and whether any surcharges apply.
The key thing to understand is that SDLT is charged in bands. That means each slice of the price is taxed at a different rate, rather than one rate on the full amount.
How this calculator works
This page estimates residential SDLT using a marginal band method:
- Standard residential rates for home movers.
- First-time buyer relief where available.
- Additional property surcharge for second homes and buy-to-let purchases.
- Non-UK resident surcharge where selected.
The calculator also shows a band-by-band breakdown, so you can see exactly how the total is built.
SDLT rates used in this calculator
Standard residential rates (England & Northern Ireland)
| Portion of purchase price | Rate |
|---|---|
| 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% |
First-time buyer relief
- 0% on the first £300,000
- 5% on £300,001 to £500,000
- If price is above £500,000, standard rates apply to the whole purchase
Surcharges
- Additional property surcharge: +5% on each band (typically second homes and buy-to-let).
- Non-UK resident surcharge: +2% on each band when applicable.
Worked examples
Example 1: Home mover buying at £300,000
- 0% on first £125,000 = £0
- 2% on next £125,000 = £2,500
- 5% on final £50,000 = £2,500
- Total SDLT = £5,000
Example 2: First-time buyer buying at £425,000
- 0% on first £300,000 = £0
- 5% on next £125,000 = £6,250
- Total SDLT = £6,250
Example 3: Additional property at £600,000 (non-UK resident)
In this case, surcharge uplift is +7% in total (5% additional property + 2% non-resident) added to each standard band.
- 7% on first £125,000 = £8,750
- 9% on next £125,000 = £11,250
- 12% on next £350,000 = £42,000
- Total SDLT = £62,000
Common planning points before you buy
- Budget for SDLT early so your completion funds are accurate.
- Check whether you genuinely qualify for first-time buyer relief.
- If buying an additional property, ask your solicitor about refund rules when replacing a main home.
- Remember SDLT is only one cost: legal fees, surveys, mortgage fees, and moving costs matter too.
FAQ
Is stamp duty paid by the buyer or seller?
The buyer usually pays SDLT.
When is SDLT due?
Your conveyancer/solicitor normally files the return and pays HMRC shortly after completion, within the legal deadline.
Does this calculator cover companies, mixed-use, or lease premium/rent complexities?
No. This is a straightforward residential estimate tool. For complex transactions, always obtain formal professional advice.