4.97 out of 5 based on 2,400+ reviews
4.97 out of 5 based on 2,400+ reviews
Work out how much tax you may need to pay with our easy to use stamp duty calculator.
Rated 4.97 out of 5 from 2,400+ reviews
stamp duty land tax
Use our free Stamp Duty Calculator to find out exactly how much Stamp Duty Land Tax (SDLT) you may need to pay when purchasing a property in England or Northern Ireland. Whether you are a first-time buyer, moving home, purchasing a second property, or an overseas buyer, the calculator gives you an instant estimate based on the latest 2026 rates – helping you plan your purchase with confidence before you commit.
Simply enter the property purchase price, confirm your residency status, indicate whether you are a first-time buyer, and specify whether this is an additional property. The calculator does the rest in seconds, giving you a clear picture of your tax position before any financial commitments are made.
For a personalised assessment, guidance on reliefs and exemptions, or help with more complex scenarios, our specialist mortgage consultants are here to help. Call us on 0800 652 0971.
Stamp Duty Land Tax (SDLT) is a government tax charged on property and land purchases in England and Northern Ireland above certain price thresholds. It applies to residential, non-residential, and mixed-use transactions, though the rates and rules differ across these categories. The amount you owe depends on the purchase price, the type of buyer you are, whether the property is an additional purchase, and whether you are a UK or non-UK resident.
From 1 April 2025, the nil-rate threshold for standard residential purchases sits at £125,000. SDLT is calculated on a tiered basis, meaning you only pay the applicable rate on the portion of the price that falls within each band – not on the full purchase price. This is a crucial distinction that many buyers misunderstand, and it means that crossing into a higher band costs significantly less than it might initially appear.
SDLT must be paid within 14 days of completion. In practice, your solicitor or conveyancer will handle the submission of your SDLT return and payment to HMRC as part of the completion process.
For standard residential purchases by UK residents buying their main home, the following tiered rates apply from 1 April 2025:
0% on the first £125,000
2% on £125,001 to £250,000
5% on £250,001 to £925,000
10% on £925,001 to £1,500,000
12% on anything above £1,500,000
First-time buyers benefit from an enhanced nil-rate band. No SDLT is payable on the first £300,000 of a purchase, with a 5% rate applying to the portion between £300,001 and £500,000. Properties priced above £500,000 do not qualify for first-time buyer relief and are subject to standard rates across the full purchase price. To qualify, you must never have previously owned a residential property anywhere in the world, including inherited or gifted property.
If you are purchasing a second home, a buy-to-let property, or any additional residential property, a 5% surcharge applies on top of the standard rates accross every band:
The surcharge does not apply if the property you are purchasing is replacing your existing main residence, provided your previous home has been, or is in the process of being sold.
Not every buyer pays the full standard rate of SDLT. A number of reliefs and exemptions can materially reduce your liability, provided you meet the qualifying criteria. First-time buyer relief is the most widely applicable. Multiple Dwellings Relief (MDR) is available where two or more dwellings are purchased in a single transaction or as part of a series of linked transactions, allowing SDLT to be calculated on the average price per dwelling rather than the total combined price — which can produce a significantly lower bill. Relief also exists for those replacing their main residence, and certain exemptions apply to non-UK residents in specific circumstances.
The above calculations are only examples and are not guaranteed. Loans are subject to status and valuation and are not available to persons under 18 years of age. Written quotations available from individual lenders. For secured loans the lender will require a charge on your property and in the case of endowment mortgages, an endowment/life policy for the amount of the advance and a charge over the property. For interest only mortgages, the above calculations do not take into account the cost of any endowment, pension or other savings plan being used to repay the loan. In addition, the figures shown in respect of both repayment and interest only mortgages do not include the cost of additional life cover.
All mortgages are subject to the applicant(s) meeting the eligibility criteria of lenders. Loans are subject to status and valuation and are not available to persons under 18 years of age. Written quotations are available from individual lenders. For secured loans, the lender will require a charge on your property and in the case of endowment mortgages, an endowment/life policy for the amount of the advance and a charge over the property. For interest-only mortgages, the above calculations do not take into account the cost of any endowment, pension, or other savings plan being used to repay the loan. In addition, the figures shown in respect to both repayment and interest-only mortgages do not include the cost of additional life cover. Your home or property may be repossessed if you do not keep up repayments on your mortgage.
The information provided by these calculators is for illustrative purposes only and does not constitute a mortgage offer, decision in principle or mortgage advice.
Whatever your situation, our premier mortgage team can advise on suitable solutions. We specialise in complex and bespoke mortgage solutions to help you find competitive terms.
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