Stamp Duty Land Tax Calculator
Use this SDLT calculator to estimate stamp duty land tax for a residential purchase in England and Northern Ireland. Enter your purchase price and select the transaction type 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 SDLT bands calculator shows how residential SDLT in England and Northern Ireland is built up across bands (a marginal tax). You choose the transaction type and any surcharge flags, then enter the price to see:
- the estimated total SDLT
- a band-by-band breakdown
If you’re buying an additional property, you may prefer the dedicated second home calculator because it focuses on the higher-rate comparison.
Last verified: 05/03/2026. Primary source: GOV.UK SDLT residential property rates.
Standard residential SDLT bands (England & NI) are applied marginally:
- 0% up to £125,000
- 2% on £125,001–£250,000
- 5% on £250,001–£925,000
- 10% on £925,001–£1.5m
- 12% above £1.5m
Additional-property and non-resident surcharges can apply in some cases; see GOV.UK guidance and the Trust panel sources.
Worked examples using the site’s SDLT calculator logic (rounded to the nearest pound):
Example 1 — Moving home, £300,000 (England/NI)
- Estimated SDLT: £5,000
Example 2 — First-time buyer, £500,000 (relief applies in this model)
- Estimated SDLT: £10,000
Example 3 — Moving home with non-UK resident surcharge, £300,000
- Estimated SDLT: £11,000
- Not Scotland/Wales: Scotland uses LBTT and Wales uses LTT.
- Mixed-use and non-residential: different SDLT regimes can apply.
- Reliefs: this tool focuses on common residential scenarios; it does not attempt to include every relief.
- Replacing main residence: whether higher rates apply can depend on facts beyond a simple flag.
- Leasehold nuances: leasehold rent/NPV rules can apply in some cases (not modelled here).
- This calculator is for residential property only.
- It estimates SDLT using published bands and surcharges.
- Results are estimates and do not cover every relief or edge case.
SDLT is calculated marginally across bands, then any applicable surcharges are included.
- Use the residential stamp duty calculator for a broader “transaction type” view.
- Check the second home SDLT calculator if you’re buying an additional property.
- Read: SDLT rates and bands explained.
- Budget your deposit and LTV alongside the tax.
- Glossary: SDLT, additional property.