Use the calculator
How this calculator works
Stamp Duty Land Tax (SDLT) is paid when you buy a residential property or land in England or Northern Ireland above a certain price. It works like a ladder: each slice of the price is taxed at the rate for its band, not the whole price at the highest rate.
Enter the purchase price and answer three questions. The calculator then picks the right set of bands:
- First-time buyer relief is used only when every buyer is a first-time buyer, the property is not an additional property and the price is £500,000 or less. Above £500,000 the relief is not available at all, and the standard bands apply to the whole price.
- Additional property: if buying means you will own more than one residential property, 5% is added to every band.
- Non-UK resident: a further 2% is added to every band.
The result shows the estimated tax and the effective rate (tax divided by price).
Worked examples
Each figure below was produced by this calculator and checked band by band against the GOV.UK rates.
Example 1: home mover buying at £295,000
0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £45,000 (£2,250). Total SDLT is £4,750, an effective rate of 1.61%. This matches the worked example GOV.UK gives for the same price.
Example 2: first-time buyer at £450,000, then at £550,000
At £450,000 the first £300,000 is tax-free and the remaining £150,000 is charged at 5%, giving £7,500. At £550,000 relief is lost entirely, so the standard bands apply: £2,500 on the 2% band plus £15,000 on the £300,000 between £250,000 and £550,000, a total of £17,500. A £100,000 higher price adds £10,000 of tax, because the relief disappears at £500,000.
Example 3: additional property at £350,000
With the 5% surcharge the bands become 5%, 7% and 10%: £6,250 on the first £125,000, £8,750 on the next £125,000 and £10,000 on the final £100,000. Total SDLT is £25,000, an effective rate of 7.14%.
2026/27 SDLT residential rates used
| Portion of the price | Standard rate | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Above £1.5 million | 12% | 17% |
| First-time buyers (price £500,000 or less) | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
Non-UK residents usually pay a 2% surcharge on top of whichever rates apply.
Assumptions and what this calculator does not cover
- Location: England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different rates. Use the LBTT calculator or the Land Transaction Tax calculator instead.
- Replacing a main home: if you are replacing your main residence, you may not have to pay the 5% surcharge, or you may be able to reclaim it if you sell your previous home within 36 months. The calculator does not ask about this.
- Low-value additional properties: the higher rates do not usually apply to purchases under £40,000; the calculator does not include that exception.
- Not included: new leases where rent is payable, shared ownership, linked transactions, purchases of six or more properties, mixed-use or non-residential property, and companies or trusts buying residential property.
- Other costs: solicitor, survey, lender and removal costs are separate.
Using the estimate when you buy
Stamp Duty is usually paid on completion, so it needs to be available in cash alongside your deposit, legal fees and moving costs. It is not normally added to a mortgage unless you borrow extra to cover it. Running the calculator early helps you set a realistic price range, especially near a threshold such as £250,000, or £500,000 for first-time buyers.
Your conveyancer will work out the final figure and file the SDLT return. If your situation includes anything unusual, such as buying with someone who has owned a property before, keeping your previous home for a while, or buying from abroad, ask them to confirm the rate before you exchange contracts. HMRC also provides its own SDLT calculator, which covers more types of transaction than this one.
Frequently asked questions
Who counts as a first-time buyer?
You, and anyone you are buying with, must never have owned a residential property, in the UK or anywhere else, and you must intend to live in the property as your main home. If one joint buyer has owned a home before, the relief does not apply.
What happens if a first-time buyer pays more than £500,000?
First-time buyer relief cannot be claimed. Stamp Duty is worked out using the standard rates on the whole price, as if you had owned a home before.
When do I have to pay Stamp Duty?
An SDLT return must be sent to HMRC and the tax paid within 14 days of completion. A solicitor or conveyancer usually does this for you and adds the tax to their bill.
Do I pay the 5% surcharge if I have not sold my old home yet?
Usually yes, if you own two homes at the end of the completion day. If you sell your previous main home within 36 months, you may be able to claim a refund of the higher rates. Check the GOV.UK guidance on refunds.
Does the calculator work for Scotland or Wales?
No. Scotland and Wales have their own property taxes with different bands and reliefs. Use the LBTT calculator for Scotland or the Land Transaction Tax calculator for Wales.
Sources
- GOV.UK: Stamp Duty Land Tax – residential property rates
- GOV.UK: Stamp Duty Land Tax overview
- HMRC: Stamp Duty Land Tax calculator
Rates for tax year 2026/27, last reviewed October 2026.
Results are estimates for planning, not financial or tax advice. See our terms and methodology.