UK Stamp Duty Calculator (SDLT)

Stamp Duty Land Tax (SDLT) is paid when you buy a home in England or Northern Ireland. It works like income tax: the price is split into slices, and each slice is taxed at its own rate, so you only pay the higher rate on the part of the price above each threshold. Enter the price, choose your buyer type and the calculator shows the tax for each band and in total. Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax) have their own rates and are not covered here.

First-time buyers pay 0% on the first 300,000 and 5% on the part from 300,001 to 500,000. If the price is above 500,000, first-time buyer relief does not apply and the home-mover rates are used. The additional property surcharge is 5 percentage points on every band for purchases of 40,000 or more, and it takes the place of first-time buyer relief. Buyers who are not UK resident pay a further 2 percentage points on top of the other rates.

A home mover buying at 400,000 pays 10,000 in stamp duty, an effective rate of 2.5%. A first-time buyer at the same price pays 0% on 300,000 and 5% on 100,000, which is 5,000. Someone buying it as an additional property pays 30,000.

Budget for the rest of the purchase with the Loan Calculator and compare lenders with the Loan Comparison tool; the mortgage mode of the loan calculator uses UK labels such as council tax and buildings insurance when your currency is set to GBP.

How is stamp duty calculated?

The price is split into bands and each slice is charged at its own rate. For a main home in England or Northern Ireland: 0% up to 125,000, 2% from 125,001 to 250,000, 5% from 250,001 to 925,000, 10% from 925,001 to 1.5 million and 12% above that. Add the tax for each slice to get the total.

How much stamp duty do first-time buyers pay?

First-time buyers pay nothing on the first 300,000 and 5% on the portion between 300,001 and 500,000. If the price is more than 500,000, the relief is lost and the normal home-mover rates apply to the whole price.

What is the stamp duty surcharge on a second home?

Buying an additional residential property, such as a second home or buy-to-let, adds 5 percentage points to every band, for purchases of 40,000 or more. A buyer who is not UK resident pays a further 2 percentage points on top.

Does this include Scotland and Wales?

No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different bands and rates. This calculator covers Stamp Duty Land Tax for England and Northern Ireland only.

When do I pay stamp duty?

You normally have to file a return and pay within 14 days of completion. Your solicitor or conveyancer usually handles this and includes the tax in the money you transfer to them.

Financial Disclaimer

The purpose of this calculator is to provide estimates for convenience. Stamp duty rules have exceptions and change over time. Always confirm the exact amount with your solicitor or on the GOV.UK Stamp Duty Land Tax calculator before you buy.