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UK Stamp Duty Calculator (SDLT)

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Enter your property purchase price to calculate Stamp Duty Land Tax (SDLT) for England and Northern Ireland, 2026/27.

UK Stamp Duty Calculator (SDLT)

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Stamp Duty (SDLT)
£7,500.00
Effective rate
2.14%
England & Northern Ireland rates only. Scotland (LBTT) and Wales (LTT) use different bands and thresholds. Non-UK residents pay an additional 2% surcharge, not included here.

The bands used (England & Northern Ireland)

Standard buyer: 0% to GBP 125,000 - 2% to GBP 250,000 - 5% to GBP 925,000 - 10% to GBP 1,500,000 - 12% above First-time buyer (property GBP 500,000 or under): 0% to GBP 300,000 - 5% from GBP 300,000-500,000 (No relief at all if property exceeds GBP 500,000 - standard rates apply to the full price) Additional property (2nd home/buy-to-let): add a flat 5% surcharge on the ENTIRE price, on top of the standard or FTB calculation
Example

A GBP 350,000 standard purchase: 0% on the first GBP 125,000, 2% on the next GBP 125,000 (GBP 2,500), 5% on the remaining GBP 100,000 (GBP 5,000) - total SDLT of GBP 7,500, an effective rate of 2.14%.

Step-by-step guide

  1. Enter the full purchase price of the property (not your mortgage amount).
  2. Select your buyer type - standard, first-time buyer, or additional property.
  3. Read your SDLT total and effective rate. Your solicitor will typically handle the actual SDLT return and payment as part of your purchase.

Why crossing GBP 500,000 as a first-time buyer is a genuine cliff edge

Unlike the standard bands, which apply smoothly regardless of price, first-time buyer relief disappears entirely - not partially - the moment the price exceeds GBP 500,000. A first-time buyer paying GBP 499,999 gets substantial relief; paying GBP 500,001 gets none at all, reverting to standard rates on the full amount. This creates a real financial cliff right at that threshold: two nearly identical purchase prices can result in a difference of thousands of pounds in SDLT, which is worth factoring into any offer or negotiation near that specific price point.

Common mistakes

Assuming first-time buyer relief applies at any price - it only applies to properties of GBP 500,000 or less; above that, you pay full standard rates with no partial relief.
Applying these England/NI rates to a Scottish or Welsh purchase - Scotland's LBTT and Wales's LTT use entirely different thresholds and bands, and Wales offers no first-time buyer relief at all.

Frequently asked questions

What counts as a "first-time buyer" for SDLT purposes?

You (and anyone buying with you) must never have owned a residential property anywhere in the world, not just in the UK. Even a small ownership share in an inherited property abroad can disqualify you from the relief.

Does the additional property surcharge apply if I'm selling my current home too?

If you complete the sale of your previous main residence on or before the day you buy the new one, the surcharge generally doesn't apply. If there's a gap where you temporarily own both, you may need to pay the surcharge upfront and claim it back once the old property sells (usually within 3 years).

Who actually pays and files the SDLT?

Your conveyancing solicitor typically handles the SDLT return and arranges payment to HMRC as part of the purchase process, usually within 14 days of completion.

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