Stamp Duty Calculator (UK)
This stamp duty calculator estimates your Stamp Duty Land Tax (SDLT) bill on a property purchase in England or Northern Ireland, using current HMRC bands for first-time buyers, home movers, and additional-property buyers. Enter your purchase price and buyer type to see your estimated bill.
The purchase price of the property in England or Northern Ireland.
First-time buyers and additional-property buyers are taxed differently from standard home movers.
Estimated Stamp Duty (SDLT)
£7,500
Your total estimated Stamp Duty Land Tax bill.
How to use this stamp duty calculator
- 1Property price: the purchase price you're paying.
- 2Buyer type: first-time buyer relief applies if you and anyone you're buying with have never owned property anywhere; home mover is the standard rate for replacing your main residence; additional property applies if you'll own more than one property after completion, including most buy-to-let purchases.
Understanding your results
Estimated Stamp Duty is your total SDLT bill, due within 14 days of completion. The effective rate shows that as a percentage of the purchase price — useful for comparing properties at different price points, since SDLT is banded and the effective rate rises faster than the price does. The additional-property surcharge, shown separately, is an extra flat percentage applied to the whole purchase price for second homes and buy-to-let purchases.
The formula
SDLT = Banded tax on price (by buyer type) + 5% surcharge (if additional property)Like income tax, SDLT is banded: each portion of the price is taxed at its own band's rate, not the whole price at your top rate. First-time buyers get a 0% band up to £300,000 (with relief only available if the total price is £500,000 or less); home movers and additional-property buyers use the standard bands starting from £125,000. Additional-property purchases add a flat 5% surcharge on top of the whole price, on top of the banded calculation.
A worked example
A £350,000 home mover purchase: 0% on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £100,000 (£5,000) — a total of £7,500, an effective rate of about 2.1%. The same purchase as an additional property adds a 5% surcharge on the full £350,000 (£17,500) on top, for a total bill of £25,000.
Notes for the UK, US and India
SDLT rates and thresholds are periodically revised by the government and can change with little notice — always confirm the current bands with HMRC or your conveyancer before exchanging contracts, especially if your purchase is close to a threshold. Scotland and Wales use their own separate property transaction taxes (LBTT and LTT respectively), not SDLT, and aren't modelled by this calculator.
Frequently asked questions
Does this apply in 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 SDLT. This calculator covers England and Northern Ireland only.
Do I qualify as a first-time buyer if I'm buying with someone who's owned property before?+
No — first-time buyer relief requires every buyer on the purchase to have never owned residential property anywhere in the world. If any buyer has owned before, the whole purchase uses standard rates.
Is the additional-property surcharge refundable?+
If you sell your previous main residence within 3 years of buying the new one, you can usually reclaim the surcharge from HMRC — check current HMRC guidance for the exact process and deadline.
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