Stamp Duty Calculator (UK)
Estimate your SDLT bill for England and Northern Ireland, including first-time buyer relief, the 5% additional-property surcharge and the 2% non-UK-resident surcharge.
This calculator is for illustration only and provides estimates for general information. It is not mortgage advice, a mortgage offer, a decision in principle or a guarantee of rates, fees, eligibility or savings.
Stamp Duty Calculator (England & NI)
Estimate SDLT for residential purchases, including first-time buyer relief, the additional-property surcharge and the non-UK-resident surcharge.
Band-by-band breakdown
| Band | Rate | Tax |
|---|
*Cost to complete includes SDLT + an indicative £1,800 for conveyancing and basic searches. Excludes valuation, broker fee, lender fee and survey. Scotland (LBTT) and Wales (LTT) use different bands. Special SDLT rules can apply to linked purchases, companies, trusts, mixed-use property, leaseholds and shared ownership.
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Calculator results are estimates only. Actual rates, fees, eligibility and products depend on your circumstances and lender criteria.
Calculator results are estimates only and are for general information only. They are not tax calculations or mortgage offers.
Current SDLT bands (England & NI)
Stamp Duty Land Tax is paid in slices, so each rate applies only to the portion of the price that falls in that band.
| Property price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300k) |
| £125,001 – £250,000 | 2% | 0% |
| £250,001 – £300,000 | 5% | 0% |
| £300,001 – £500,000 | 5% | 5% |
| £500,001 – £925,000 | 5% | FTB relief lost — standard rates |
| £925,001 – £1.5m | 10% | 10% |
| Above £1.5m | 12% | 12% |
Surcharges
- +5% additional property — usually applies if buying the property means you own more than one residential property.
- +2% non-UK resident — applies if you have not been in the UK for at least 183 days in the 12 months before completion.
When SDLT must be paid
Within 14 days of completion. Your conveyancer typically handles this from completion funds. Late payment attracts interest and penalties.
Scotland and Wales
Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands. Wales uses Land Transaction Tax (LTT). The calculator above covers England and Northern Ireland only.
Frequently asked questions
How much is Stamp Duty now? +
Do I pay Stamp Duty as a first-time buyer? +
What is the additional-property Stamp Duty surcharge? +
When do I pay Stamp Duty? +
Can I add Stamp Duty to my mortgage? +
What about Scotland and Wales? +
Can I get the surcharge refunded if I sell my old home? +
Suggested next steps
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