Calculate∑ What your result means
SDLT is charged on marginal bands of the purchase price, with different treatment for first-time buyers and an additional surcharge for buyers purchasing an extra residential property.
UK Stamp Duty Land Tax (SDLT) Calculator
Estimate the Stamp Duty Land Tax payable on a residential property purchase in England or Northern Ireland.
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Verified for 2026-27Methodology 2026-27.1 · reviewed 2026-08-08 · review by 2027-03-01
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Change property price to see the effect on your result.
Understand your result
Clear context for the values above.
Property price
Property price is included so you can interpret this estimate and make a better-informed comparison.
Buyer type
Buyer type is included so you can interpret this estimate and make a better-informed comparison.
Additional property surcharge rate
Additional property surcharge rate is included so you can interpret this estimate and make a better-informed comparison.
Non-UK resident 2% surcharge
Non-UK resident 2% surcharge is included so you can interpret this estimate and make a better-informed comparison.
How to use this calculator
- 1Enter your current property price, buyer type, additional property surcharge rate (applies when buyer type is 'additional property'), non-uk resident 2% surcharge.
- 2Review the headline estimated sdlt payable and the supporting figures beside it.
- 3Change one input at a time to see which assumption has the biggest effect.
- 4Confirm current UK rates and thresholds with an official source before acting.
Explore this calculator
What your result means →The headline estimated sdlt payable is based on the inputs currently shown above.Key terms explained →Review the assumptions, applicable rules, timing and real-world fees before making a decision.How to use this calculator →Enter your figures, review the live result, compare scenarios, then save or print your estimate.The calculation formula →The calculation follows the standard relationship between the displayed inputs. Results update whenever an input changes.Worked example →Using the current values produces £7,500.Assumptions and limitations →Review the assumptions, applicable rules, timing and real-world fees before making a decision.Costs or factors not included →Review the assumptions, applicable rules, timing and real-world fees before making a decision.Frequently asked questions →How accurate is this estimate? What should I check before relying on it? Can I save or share the result?
▦ How this calculator works
Standard bands (from 1 April 2025) are 0% up to £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5m, and 12% above. First-time buyers pay 0% up to £300,000 and 5% between £300,000 and £500,000 (with no relief above £500,000). Additional-property purchases add a flat 5% surcharge on top of the standard duty.
◇ Assumptions and what's not included
Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax instead of SDLT, with their own bands — this calculator is for England and Northern Ireland only, and doesn't cover non-resident or corporate buyer surcharges.
▤ What to do next
Confirm the exact figure using HMRC's official SDLT calculator before exchanging contracts, especially near band thresholds where small price changes can shift the duty noticeably.
UK-specific contextFigures use GBP and current published rates and thresholds.
Reviewed for clarityUpdated 3 August 2026.
ImportantFor planning and educational use — not tax, legal or financial advice.
Your privacy mattersInputs stay in your browser.
Frequently asked questions
Does this apply if I'm buying in Scotland or Wales?+
No — Scotland and Wales have their own land transaction taxes with different bands; this calculator models SDLT for England and Northern Ireland only.
What if my property is a second home or buy-to-let?+
Select 'Additional property' — a 5% surcharge is added on top of the standard SDLT across the full price.
Can I get first-time buyer relief on any priced property?+
No, relief only applies to properties up to £500,000; above that, first-time buyers pay the standard rates with no relief.
Is SDLT paid on top of the property price?+
Yes, it's a separate cost due within 14 days of completion and needs to be budgeted for alongside your deposit and other fees.
Official references
Rules and thresholds used by this calculator are labelled for 2026–27 or formula-labelled period. Review the primary guidance before making a filing, borrowing, benefit or investment decision.
Last source review: 3 August 2026. Calculator results are estimates and may exclude circumstances described in the methodology.