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UK Stamp Duty (SDLT) Calculator

Stamp Duty Land Tax on a residential purchase in England or Northern Ireland, with first-time buyer relief and the additional-property surcharge.

  • Answers as you type
  • Every formula cited
  • Calculated in your browser
SettingsSettings for this calculationUS
Market
Imperial · sales tax
The consideration for the property.

The price paid, not the valuation and not the mortgage. Where fixtures and fittings are separately and genuinely apportioned they fall outside the consideration, but the apportionment has to be real — HMRC looks at inflated chattel values.

Which rate schedule applies.

First-time buyer relief requires that neither purchaser has ever owned a residential property anywhere in the world, and it is withdrawn completely — not tapered — above £500,000. The additional-property surcharge applies where you will own more than one dwelling at the end of the day of completion.

Stamp duty payable

$5,000

Medium confidence

Implements the schedule effective 1 April 2025 for England and Northern Ireland. Rates change at fiscal events — confirm the current table at gov.uk before you rely on this figure for a transaction.

Effective rate on the whole price
1.67 %
At standard rates
$5,000
Difference from standard
$0
Price plus tax
$305,000
Then change the inputs to see how far the answer moves.

Show calculation logic

How this was calculated

Formula source(s)

  • HMRC Stamp Duty Land Tax residential rates, England and Northern Ireland, effective from 1 April 2025
  • Higher rates for additional dwellings: standard rates plus 5 percentage points in every band, from 31 October 2024
  • First-time buyer relief from 1 April 2025: nil to £300,000, 5% from £300,001 to £500,000, no relief above £500,000

Inputs used

Purchase price (£)
300000
Buyer situation
Standard — replacing or buying a main residence

Intermediate steps

Effective rate on the whole price
1.67 %
At standard rates
$5,000
Difference from standard
$0
Price plus tax
$305,000
Final result$5,000

Confidence note: Implements the schedule effective 1 April 2025 for England and Northern Ireland. Rates change at fiscal events — confirm the current table at gov.uk before you rely on this figure for a transaction.

What this calculation does not cover

  • England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different bands and different reliefs.
  • Does not model the surcharge for non-UK residents, multiple dwellings, mixed-use or non-residential property, corporate purchases, or linked transactions.
  • This is arithmetic on a published table, not tax advice. Where anything about the purchase is unusual, the question belongs with a conveyancer.

Computed in your browser — nothing you enter is uploaded. Presented in US customary units and US trade terminology. Where a formula follows a published standard, that standard and its edition are cited beside it on this page; where none governs, the page says so. Local amendments override model codes — verify against the code in force where you build.

Sources checked 2026-09-06 · in the site-wide review of 2026-09-06 · v1.0.1

Regulatory standards & verification citations3
  1. HMRC Stamp Duty Land Tax residential rates, England and Northern Ireland, effective from 1 April 2025
  2. Higher rates for additional dwellings: standard rates plus 5 percentage points in every band, from 31 October 2024
  3. First-time buyer relief from 1 April 2025: nil to £300,000, 5% from £300,001 to £500,000, no relief above £500,000
Cite this page

Your workspace

Most jobs need more than one number. Add the calculators you need next and they open right here, underneath this one — your figures stay on screen and nothing is lost to a page change.

Now that you have the number

These guides cover the work this quantity is for — the first ones run this calculator inside the section that raises the question.

How to calculate UK stamp duty (SDLT) in 3 steps

  1. Purchase price (£)The consideration for the property.
  2. Buyer situationWhich rate schedule applies.
  3. Stamp duty payableThe tool computes the stamp duty payable from those figures and shows the formula, its sources, and a confidence rating alongside it.

Stamp duty payable by purchase price (£)

Page defaults, not your figures above.

Purchase price (£)Stamp duty payable (£)
50,0000
100,0000
200,0001,500
500,00015,000
1,000,00043,750
2,000,000153,750

Frequently asked questions

Do I pay the higher rate on the whole price once I cross a threshold?
No. SDLT is a slice tax: each rate applies only to the part of the price inside its band. On a £300,000 purchase you pay nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £50,000 — £5,000 in total, an effective rate of 1.7%. There is no cliff at a threshold, and the fear of one is the most common misunderstanding about this tax.
What happens to first-time buyer relief just over £500,000?
It disappears completely. Relief is withdrawn rather than tapered, so a first-time buyer paying £500,000 owes £10,000 and one paying £500,001 owes £15,000. That is a genuine cliff, and it is worth knowing about before agreeing a price a few thousand pounds above the line.
When does the additional-property surcharge apply?
When you will own an interest in more than one dwelling at the end of the day you complete. It catches people who have not yet sold their previous home — though there is a refund route if the old home sells within the statutory window. It also catches an inherited share and a property owned abroad, both of which surprise people.
Why does this only cover England and Northern Ireland?
Because Scotland and Wales set their own. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands, its own thresholds and its own reliefs. Applying the English table to a Scottish purchase produces a wrong number, so this calculator states its scope rather than quietly guessing.
Preliminary estimate, not certified engineering. This tool produces an indicative quantity calculation for planning purposes only — it is not a certified structural analysis, a guaranteed material takeoff, or a substitute for building department approval. Always verify measurements on-site and have a licensed contractor or structural engineer review any load-bearing, code-sensitive, or safety-critical work before purchasing materials or starting construction. Spotted an arithmetic or standards error? Report it to contact@craftquantities.com with your inputs — a confirmed fix gets a permanent check of its own, so the same mistake cannot come back.