UK Stamp Duty Calculator (SDLT) — England & N. Ireland
Stamp Duty Land Tax (SDLT) is the tax you pay when buying property in England and Northern Ireland, charged in bands — you pay each band's rate only on the portion of the price within it. This calculator handles standard purchases, first-time buyer relief, and the additional-property surcharge for second homes and buy-to-lets.
England & Northern Ireland rates. Scotland (LBTT) and Wales (LTT) use different systems. Verify current bands on GOV.UK.
Rates and thresholds shown are typical England & N. Ireland SDLT bands and can change in any UK Budget. Always confirm current rates on GOV.UK before budgeting.
How to use this tool
- Enter the property purchase price.
- Choose your buyer type — standard, first-time buyer (relief applies up to £500,000), or additional property (surcharge applies).
- Press Calculate to see the tax broken down band by band.
- Note the effective rate — it's usually much lower than the top band, because each rate applies only to its slice.
Frequently asked questions
How does UK stamp duty work?
SDLT is charged in bands. You pay 0% on the portion up to the threshold, then a higher rate only on the portion within each higher band — not on the whole price. That's why the 'effective rate' is lower than the top band you reach.
What relief do first-time buyers get?
First-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,000 to £500,000. Above a £500,000 purchase price, first-time buyer relief no longer applies and standard rates are used instead.
What is the additional property surcharge?
Buying a second home or a buy-to-let adds a surcharge on top of standard rates across all bands. This calculator applies it when you select 'Additional property'. If you replace your main residence you may be exempt from the surcharge.
Does this apply in Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), with their own bands and rates. This tool covers England and Northern Ireland only — check the relevant authority for Scotland or Wales.
When do I pay stamp duty?
SDLT is due within 14 days of completing your purchase, usually handled by your solicitor or conveyancer who files the return and pays HMRC on your behalf from funds you provide.