🏡 Stamp Duty: Calculator

Estimate your UK Stamp Duty Land Tax (SDLT) bill.

£
STAMP DUTY OWED
£0
Home Mover rate
Effective Rate
0%
Property Price
£0

How Stamp Duty Land Tax (SDLT) Is Calculated

Stamp Duty Land Tax applies to residential property purchases in England and Northern Ireland (Scotland and Wales have their own equivalent taxes). It's charged progressively, like Income Tax — you only pay the higher rate on the portion of the price within each band, not on the whole purchase price.

Standard rates: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above
First-time buyer relief (price ≤ £500,000): 0% to £300,000, 5% from £300,000 to £500,000
Additional property (second home / buy-to-let): standard rates plus a flat 5% surcharge on the full price

First-Time Buyer Relief Has a Cliff Edge

The lower first-time buyer rates only apply if the property costs £500,000 or less. If it costs more than that, the relief is lost entirely and standard rates apply to the whole purchase — there's no partial relief above the £500,000 threshold.

The Additional Property Surcharge

Buying a second home, holiday home, or buy-to-let property adds a flat 5 percentage points on top of the standard rate for every band, including turning the usual 0% band into 5%. This calculator applies it as a flat 5% of the full price added to the standard SDLT bill, which produces the same total.

📎 Related Tools: Mortgage Calculator House Affordability Calculator Council Tax Calculator Down Payment Calculator

❓ Frequently Asked Questions

Do first-time buyers pay Stamp Duty?
First-time buyers pay no Stamp Duty on the first £300,000 of a property's price, and 5% on the portion between £300,000 and £500,000 — but only if the total price is £500,000 or less. Above that, standard rates apply with no relief.
How much extra do I pay for a second home or buy-to-let?
An additional 5% surcharge applies on top of the standard SDLT rates for any additional residential property, including the portion that would otherwise be tax-free — so even a low-value additional property incurs at least 5% SDLT.
Is Stamp Duty charged on the whole property price at one rate?
No. Like Income Tax, SDLT is banded — you pay 0% on the portion in the first band, 2% on the portion in the next band, and so on, only paying the higher rates on the slice of the price that falls into each band.
Does this calculator cover Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with different bands and rates from England and Northern Ireland's SDLT, which is what this calculator covers.
What happens if my property price is exactly at a threshold, like £500,000 for first-time buyers?
The first-time buyer relief applies for prices up to and including £500,000. At exactly £500,000, you'd still get the 0%/5% first-time buyer bands rather than losing the relief — losing it only happens above that amount.

🏆 About This Tool — Accuracy & Trust

🔒 Data Privacy: All calculations run entirely within your browser using JavaScript. Nothing you enter here is ever transmitted to our servers, stored, sold, or shared.

📐 Accuracy Note: This tool uses standard, widely published formulas and guidelines. Results are estimates for informational purposes; for financial, medical, or engineering decisions, consult a licensed professional.

📅 Last Updated: September 2026.