UK Stamp Duty calculator — SDLT for homes in England and Northern Ireland

How to use the UK Stamp Duty calculator

1. Enter the Property price you are paying.
2. Under Buying as, choose Home mover / only home, First-time buyer or Additional property.
3. Tick I am not UK resident if the non-resident surcharge applies to you.
4. Read the Stamp Duty to pay, the effective rate and the tax charged in each band of the price.

What it does and when to use it

Stamp Duty Land Tax (SDLT) is charged when you buy a home or land in England or Northern Ireland. It is a slice tax: each part of the price is taxed at its own rate, like Income Tax bands. This calculator applies the residential rates in force since 1 April 2025, including first-time buyer relief, the higher rates for additional properties and the surcharge for buyers who are not UK resident.

Use it while you budget for a purchase, before you make an offer, or to check the figure your conveyancer quotes. It is especially useful at prices near a band edge, where an offer a few thousand pounds lower can change the bill.

How it works

The price is split into slices and each slice is taxed at its rate:

SDLT = sum over bands of (part of price in band × band rate)

Standard residential rates (home movers, and anyone buying their only home who is not a first-time buyer):

First-time buyer relief: 0% up to £300,000 and 5% from £300,001 to £500,000. If the price is above £500,000 there is no relief, and the standard rates apply to the whole price.

Additional properties: 5 percentage points are added to every band, giving 5%, 7%, 10%, 15% and 17%. They apply when the price is £40,000 or more.

Non-UK residents: 2 percentage points are added on top of all the rates above, including the first-time buyer rates and the higher rates.

The calculator picks the right band table, adds any surcharges to each band’s rate, and totals the tax.

Worked examples

All four examples match worked examples published by GOV.UK or HMRC, and the calculator gives the same totals.

£295,000, home mover (GOV.UK example). 0% on the first £125,000 = £0; 2% on the next £125,000 = £2,500; 5% on the final £45,000 = £2,250. Total £4,750, an effective rate of 1.61%.

£500,000, first-time buyer (GOV.UK example). 0% on the first £300,000; 5% on the remaining £200,000 = £10,000. Standard rates would charge £15,000, so the relief saves £5,000.

£300,000, additional property (HMRC example). 5% on £125,000 = £6,250; 7% on £125,000 = £8,750; 10% on £50,000 = £5,000. Total £20,000 — four times the £5,000 a home mover would pay.

£700,000, non-resident first-time buyer (HMRC example). The price is above £500,000, so first-time buyer relief does not apply. With the 2% surcharge: 2% on £125,000 = £2,500; 4% on £125,000 = £5,000; 7% on £450,000 = £31,500. Total £39,000. If the buyer later meets the 183-day presence test, they can reclaim the 2% (£14,000).

More results from the calculator: a first-time buyer paying £425,000 pays £6,250 (5% of the £125,000 above £300,000), against £11,250 at standard rates. A non-resident home mover paying £400,000 pays £18,000, which is £8,000 more than a UK resident.

Limits and tips

• England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) have different taxes and bands.
• Residential purchases by individuals. Companies buying homes over £500,000 can face a 17% flat rate, and mixed-use, non-residential and multiple-dwelling purchases have their own rules. None of these are covered.
• Shared ownership, leases and linked transactions can change the tax. Ask your conveyancer.
• Replacing your main home. If you have not sold your old home by completion, you normally pay the higher rates at first and can claim a refund if you sell it within three years. Choose “Additional property” to see what you pay on completion.
• Price includes what you pay for the property. Fixtures and some extras count; separately agreed furniture (chattels) may not.
• Deadline. The return and payment are due within 14 days of completion.

Related calculators

Stamp Duty is usually paid from your own savings rather than added to the mortgage, so it is worth budgeting for alongside the deposit, legal fees and survey costs. Work out the monthly cost of borrowing with the loan EMI calculator, see how each payment splits between interest and capital with the amortization schedule, and see your pay after tax with the UK take-home pay calculator. If you are buying in India instead, the home-loan tax benefit calculator shows the tax you can save on interest and principal. For prices with VAT, use the VAT calculator.