Residential Stamp Duty Calculator
Use this residential stamp duty calculator to estimate Stamp Duty Land Tax (SDLT) on a property purchase in England and Northern Ireland. Choose your transaction type, then enter your purchase price to see an estimated total and band breakdown.
This calculator estimates residential Stamp Duty Land Tax (SDLT) for England and Northern Ireland using published bands and surcharges.
Governments can change these rules from time to time. We aim to reflect policy changes when they happen.
Rates last checked: 16 Jan 2026
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0.00 to £125,000.00 | 0.00% | £125,000.00 | £0.00 |
| £125,000.00 to £250,000.00 | 2.00% | £125,000.00 | £2,500.00 |
| £250,000.00 to £925,000.00 | 5.00% | £50,000.00 | £2,500.00 |
We apply the SDLT bands to your purchase price and show the estimated total due.
- England and Northern Ireland: Stamp Duty Land Tax (SDLT), including first-time buyer relief (where eligible), the additional property surcharge, and the non-UK resident surcharge.
This is an estimate. Your actual tax can differ depending on your circumstances and any reliefs or special rules.
This calculator provides a best-effort estimate for typical residential purchases. It’s not tax advice.
If you’re unsure which option applies to you (for example, first-time buyer eligibility or additional property rules), consider checking official guidance or speaking to a solicitor or tax adviser.
This calculator estimates Stamp Duty Land Tax (SDLT) for a residential purchase in England and Northern Ireland. SDLT is calculated on increasing portions of the price (a marginal / banded tax), then any relevant surcharges or reliefs are applied.
Step 1 — Choose the transaction type. We use this to decide whether standard rates apply, whether first-time buyer relief can apply, or whether the higher rates for additional properties apply.
Step 2 — Enter the purchase price. SDLT is then calculated by band. Each rate only applies to the slice of the price within that band, not the full price.
Step 3 — Apply any surcharges. If you indicate the purchase is an additional property, higher rates apply. If you indicate the buyer is non-UK resident for SDLT purposes, a 2% surcharge can apply on top of other rates.
Step 4 — Show the breakdown. The results section shows the estimated total SDLT and a band-by-band breakdown so you can see where the number comes from.
Important: this is an estimate only. SDLT can be affected by special reliefs and edge cases. Always confirm your SDLT position with your conveyancer using the current rules.
Last verified: 04/03/2026. Primary sources: GOV.UK SDLT residential rates, GOV.UK higher rates (additional properties), GOV.UK non-UK resident surcharge.
Standard SDLT rates (single property) apply when the purchase results in the property being the only residential property you own.
| Band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
First-time buyer relief: eligible first-time buyers pay 0% up to £300,000, then 5% on the portion from £300,001 to £500,000. If the price is over £500,000, the relief does not apply and standard rates are used.
Additional properties (higher rates): when higher rates apply, the SDLT rates are 5 percentage points higher than the standard rates for each band (e.g. 5% up to £125,000, then 7%, 10%, 15%, 17%). See the worked examples below.
Non-UK resident surcharge: for purchases in England and Northern Ireland, non-UK residents (as defined by SDLT rules) usually pay an additional 2% surcharge on top of other residential SDLT rates.
These examples are illustrative and use the bands described above. Your solicitor or conveyancer can confirm the exact SDLT due for your transaction.
Example 1 — Standard purchase, £295,000 (single property)
- 0% on the first £125,000 = £0
- 2% on the next £125,000 = £2,500
- 5% on the remaining £45,000 = £2,250
- Total SDLT = £4,750
Example 2 — First-time buyer, £500,000 (relief applies)
- 0% up to £300,000 = £0
- 5% on the remaining £200,000 = £10,000
- Total SDLT = £10,000
Example 3 — Additional property, £300,000 (higher rates)
- 5% on the first £125,000 = £6,250
- 7% on the next £125,000 = £8,750
- 10% on the remaining £50,000 = £5,000
- Total SDLT = £20,000
SDLT has special rules and reliefs. This calculator is designed for typical residential purchases and does not aim to cover every scenario.
- Scotland and Wales: Scotland uses LBTT and Wales uses LTT (different thresholds and rules).
- Mixed-use / non-residential: different SDLT rates can apply to mixed-use or non-residential transactions.
- Multiple dwellings relief (MDR) and bulk purchases: special rules can apply (and MDR rules have changed in recent years).
- Leasehold net present value (NPV): SDLT can apply to leasehold rent in some cases.
- Linked transactions: multiple purchases between the same parties can be treated as linked for SDLT.
- Companies, trusts and partnerships: different rules and rates can apply (including corporate-body provisions).
If your situation is unusual, treat this output as a planning estimate and confirm the SDLT position with a professional using current HMRC guidance.
- This calculator is for residential property only.
- It estimates SDLT for England and Northern Ireland only.
- Scotland and Wales use different property transaction taxes (LBTT and LTT).
- Results are estimates and do not cover every relief or edge case.
- It does not include solicitor fees, mortgage fees, valuation fees, or moving costs.
Band breakdown: tax is calculated marginally (each rate applies only to the part of the price within that band).
Transaction type: “Additional property” uses the relevant higher rates / surcharges where applicable.
First-time buyer: we apply the first-time buyer relief rules where eligible.
For Scotland or Wales purchases, you’ll need a separate calculator (LBTT/LTT).
- Use the SDLT bands calculator (alternative view of the same tax bands).
- Check the second home stamp duty calculator to compare main-home vs additional-property scenarios.
- Estimate your deposit and LTV if you are budgeting the full purchase.
- Read: SDLT rates and bands explained (reference guide).
- Read: First-time buyer costs checklist.
- Glossary: LTV, conveyancing, leasehold.