Stamp Duty Calculator for England & Northern Ireland
Estimate the Stamp Duty Land Tax (SDLT) payable when buying a residential property in England or Northern Ireland. Each rate applies only to the portion of the price within its band.
- First £125,000 at 0%
- £0
- Next £125,000 at 2%
- £2,500
- Next £50,000 at 5%
- £2,500
- Total SDLT
- £5,000
- Effective rate
- 1.67%
- Rate basis
- Standard residential rates
- Note
- Standard residential rates apply to this purchase.
How to use this calculator
Enter the agreed purchase price, then choose the option that describes your purchase:
- First-time buyer — every buyer is buying their first home and it will be their main residence.
- Moving home — you will not own another residential property after completion.
- Additional property — you will own more than one, such as a buy-to-let, second home or holiday home.
Set whether you are UK resident for SDLT purposes. This is a tax-residence test and may not match your nationality, visa status or ordinary UK residence; buyers who are not UK resident pay an extra 2% on the whole price. The estimated SDLT and the band-by-band breakdown update as you type. This tool is for residential property purchases in England and Northern Ireland only.
How is Stamp Duty Land Tax calculated?
SDLT is charged progressively. The price is split at the band thresholds and each rate is applied only to the portion of the price inside its band — never to the whole price. The tax for each band is added together to give the total.
| Portion of property price | SDLT 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% |
| Above £1,500,000 | 12% |
- Total SDLT = the tax from every band added together
- Non-UK resident surcharge = price × 2%, added on top
- Effective rate = total SDLT ÷ price
Worked example: a £300,000 main home. The first £125,000 is taxed at 0% (£0), the next £125,000 at 2% (£2,500), and the remaining £50,000 at 5% (£2,500). Total SDLT is £5,000, an effective rate of 1.67%.
First-time buyer relief
Relief applies only when every buyer is a first-time buyer, the property will be their main residence, and the price is £500,000 or less. Where it applies, these rates replace the standard ones:
| Portion of property price | SDLT rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
There is no partial relief. A £500,000 purchase pays £10,000 under first-time buyer rates, but a £500,001 purchase pays £20,000.05 because standard rates apply to the whole price once the threshold is passed.
Higher rates for an additional property
If you will own more than one residential property after completion — for example a buy-to-let, a second home or a holiday home — the standard rates rise by 5 percentage points in every band:
| Portion of property price | Higher SDLT rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1,500,000 | 15% |
| Above £1,500,000 | 17% |
If you are moving home but complete on the new property before selling your old main home, the higher rates apply at completion. You may be able to reclaim the difference if you sell the previous main home within HMRC’s time limit. This calculator does not determine refund eligibility.
The 2% non-UK resident surcharge
If you are not UK resident for SDLT purposes, add 2% of the whole purchase price to the bill. The surcharge is on top of the standard, first-time buyer or higher rates, and is shown as a separate line in the breakdown. SDLT residence rules are detailed and may differ from nationality or normal UK residence; if you are unsure, check the position with a tax adviser.
What this calculator does not cover
It estimates SDLT for a straightforward residential purchase by an individual, on the purchase price or lease premium alone. It does not cover:
- Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax)
- Non-residential or mixed-use property
- Company, partnership, trust or other non-individual purchases
- Shared ownership, multiple dwellings, linked transactions and transfers of equity
- Gifts, inheritance or property received without a standard purchase
- Leasehold rent (net present value) calculations
- Complex joint-ownership and replacement-main-residence situations
- Any SDLT relief other than first-time buyer relief
- Tax, legal, financial or conveyancing advice
Disclaimer and sources
This calculator provides an estimate for a straightforward residential property purchase in England or Northern Ireland, based on the answers you provide. SDLT treatment can depend on buyer residency, ownership of other property, joint purchasers, property type, company ownership, lease terms, timing and transaction structure. Check official GOV.UK guidance and seek advice from a conveyancer or qualified tax adviser before relying on this estimate.
Rates are based on official GOV.UK Stamp Duty Land Tax guidance for residential property purchases in England and Northern Ireland. Rates last reviewed 30 August 2026. Rules can change — confirm the current bands on GOV.UK before you commit.