Stamp Duty Calculator UK
Work out how much Stamp Duty Land Tax (SDLT) you'll pay when buying a home in England or Northern Ireland. Supports first-time buyer relief and the additional property surcharge using 2026/27 rates.
Calculator
What this means
Stamp Duty Land Tax is a tax you pay when buying property or land above a certain price in England and Northern Ireland. It is charged in bands, so you only pay each rate on the portion of the price within that band. First-time buyers pay less, while second homes and buy-to-let purchases pay a 5% surcharge.
How to use this calculator
- Enter the property purchase price.
- Tell us whether you're a first-time buyer or buying an additional property.
- See the stamp duty due and your effective rate.
Worked example
A home mover buys a £350,000 property in England.
- SDLT is charged in slices, not on the whole price at one rate.
- Each portion of the price is taxed at the rate for its band.
You'll see the total Stamp Duty Land Tax due and the average (effective) rate across the price.
Who this is for
- Buyers in England and Northern Ireland budgeting purchase costs.
- First-time buyers checking for relief.
- Investors and second-home buyers facing the additional surcharge.
How Stamp Duty Land Tax works
Stamp Duty Land Tax (SDLT) applies to property purchases in England and Northern Ireland. It's charged in bands, so you pay different rates on different slices of the price rather than one rate on the whole amount.
First-time buyers may pay less or nothing up to a threshold, while those buying an additional property usually pay a surcharge. Scotland (LBTT) and Wales (LTT) have separate systems.
Frequently asked questions
Buyers of property or land over £125,000 in England and Northern Ireland usually pay SDLT. First-time buyers pay nothing up to £300,000 on homes worth £500,000 or less.
If you buy a second home or buy-to-let property worth £40,000 or more, you pay a 5% surcharge on top of the standard rates for each band.
No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have different thresholds and rates from SDLT.
First-time buyers benefit from a higher tax-free threshold and may pay no SDLT below it, with reduced rates up to a cap. Above the cap, standard rates apply.
No. This calculator covers England and Northern Ireland (SDLT). Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT).
Disclaimer
This calculator provides estimates for guidance only using 2026/27 SDLT rates for England and Northern Ireland. It is not financial, legal or tax advice. Scotland (LBTT) and Wales (LTT) use different systems. Always confirm with your solicitor or conveyancer.
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