UK · England & Northern Ireland
Stamp Duty calculator 2026
Free, instant SDLT calculator for residential property in England and Northern Ireland. Covers first-time buyers, additional properties, and non-UK residents. Current rates effective 1 April 2025.
Stamp Duty you’d pay
£4,750
Effective rate 1.6%
| Price band | Rate | Taxed portion | SDLT |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500 |
| £250,001 to £925,000 | 5% | £45,000 | £2,250 |
- Current residential SDLT rates, effective 1 April 2025. Companies buying over £500,000, six-or-more-property deals, and leasehold rent (net present value) follow different rules.
Current SDLT rates (from 1 April 2025)
Standard rates for a single residential property (the only home you own after purchase):
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| The next £125,000 (£125,001 to £250,000) | 2% |
| The next £675,000 (£250,001 to £925,000) | 5% |
| The next £575,000 (£925,001 to £1.5m) | 10% |
| The remaining amount (above £1.5m) | 12% |
First-time buyer relief (property price must be £500,000 or less):
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Over £500,000 | No relief — standard rates apply |
Frequently asked questions
How is Stamp Duty Land Tax calculated?
SDLT is progressive — you pay each rate only on the portion of the price that falls in that band, not on the whole price. For example, on a £295,000 purchase: 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £45,000, giving a total of £4,750.
What is the 5% additional property surcharge?
If you already own a home and are buying another (and it is not replacing your main residence), you pay an extra 5% on every band. This is the most common source of SDLT overpayment — if you later sell your previous main home within 36 months, HMRC will refund the surcharge.
Can I get a Stamp Duty refund?
Yes. The most common refund grounds are: (1) you paid the 5% higher-rate surcharge but then sold your previous main home within 36 months; (2) the property was uninhabitable at completion; (3) the property had a genuine commercial element (mixed use). Claims are generally time-limited to within 12 months of the SDLT return, or up to 4 years in some cases.
Does first-time buyer relief still exist?
Yes. If you and everyone buying with you are first-time buyers and the price is £500,000 or less, you pay 0% up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the relief does not apply and standard rates are used.
What is the non-UK resident surcharge?
If you are not present in the UK for at least 183 days in the 12 months before completion, a 2% surcharge applies on top of all other residential SDLT rates, including the 5% additional-property surcharge.
Does this calculator cover Scotland and Wales?
No — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and rules. This calculator covers England and Northern Ireland only.
Related: SDLT refund check · Council Tax band checker · LBTT (Scotland) · LTT (Wales) · All UK services