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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.

Computed in your browser — nothing you enter is uploaded. Figures are presented for United States against IRC 2024, and every formula is cited under regulatory standards below.

Last verified 2026-08-27 · v1.0.0

Market
Imperial · sales tax

Stamp duty payable

5000 £

Check your inputs

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
5000 £
Difference from standard
0 £
Price plus tax
305000 £

For the dimensions entered, expect a stamp duty payable of 5000 £. Of the working steps, price plus tax dominates at 305000 £. Note that purchase price (£) sits at the low end of the range this calculator was checked against, so treat the output as indicative rather than settled. Moderate confidence — sound arithmetic, but allow for the variation any real site introduces. Set for United States against IRC 2024. The market selector changes both the units and the code cited.

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 — confirmed fixes become pinned regression tests.

[Schema Verified] Computed in alignment with American Concrete Institute (ACI 318-19) formulas and International Residential Code (IRC 2024) spatial boundaries.

Regulatory standards & verification citations

  • 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

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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.