Stamp Duty Calculator
Stamp Duty Land Tax (SDLT) is one of the biggest upfront costs when buying a property in England or Northern Ireland, and it is easy to underestimate. Our stamp duty calculator works out exactly what you owe, whether you are a first-time buyer, a home mover, or buying an additional property.
Stamp Duty Calculator
Work out your Stamp Duty Land Tax (SDLT) bill for England and Northern Ireland, including first-time buyer relief and the additional property surcharge.
How SDLT Bands Actually Work
SDLT is charged progressively, in bands, similar to income tax — you only pay the higher rate on the portion of the price that falls within that band, not on the whole purchase price. For a standard home mover, no tax is due on the first £125,000, then 2% on the portion from £125,000 to £250,000, 5% from £250,000 to £925,000, 10% from £925,000 to £1.5 million, and 12% above that. This banded structure means the “effective rate” you actually pay — total SDLT divided by the full price — is always lower than the top rate that applies to your purchase.
First-Time Buyer Relief
First-time buyers benefit from a more generous nil-rate threshold — no SDLT is due on the first £300,000 of the purchase price, provided the total price does not exceed £500,000. Between £300,000 and £500,000, a flat 5% applies only to that portion. If the property costs more than £500,000, first-time buyer relief is withdrawn entirely and standard rates apply to the whole amount — a cliff-edge worth being very aware of if you are looking at properties close to that threshold.
The Additional Property Surcharge
Buying a second home, holiday home, or buy-to-let property triggers an additional 5% surcharge on top of the standard rates, applied to the entire purchase price rather than just the portion above a threshold. This surcharge exists specifically to moderate demand from investors and second-home buyers relative to owner-occupiers, and it applies even if the additional property is relatively low-value.
A Worked Example
On a £350,000 property bought by a standard home mover: no tax on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £100,000 (£5,000) — a total SDLT bill of £7,500, an effective rate of about 2.1%. The same property bought as a first-time buyer would incur SDLT only on the £50,000 above the £300,000 threshold, at 5% — just £2,500 in total. Bought instead as a second property, the 5% surcharge alone would add £17,500 on top of the standard calculation.
Budgeting for Stamp Duty Alongside Your Deposit
One of the most common budgeting mistakes among home buyers, particularly first-time buyers, is focusing entirely on saving the deposit while overlooking that Stamp Duty (where due), legal fees and survey costs all need to be available as separate cash on top. Unlike your deposit, none of these costs can typically be added to your mortgage — they need to be paid from your own funds around completion. Building an estimate of your total SDLT liability early in your house search, using a calculator like this one, helps avoid the uncomfortable situation of finding a suitable property only to discover the true cash required to complete is higher than expected.
Scotland and Wales Use Different Systems
This calculator covers England and Northern Ireland, where SDLT applies. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT) — both with different bands and rates from SDLT, so if you are buying in either nation, use the relevant national calculator instead of this one.
Frequently Asked Questions
When do I need to pay Stamp Duty?
SDLT is due within 14 days of completion. In practice, your solicitor or conveyancer usually handles the calculation and payment as part of the completion process, so you rarely need to submit it yourself.
Do I pay SDLT on a property I inherit?
No — SDLT applies to purchases. Inherited property is not subject to Stamp Duty, though other taxes such as Inheritance Tax may apply separately.
Can I get the additional property surcharge refunded?
If you buy a new main residence before selling your previous one, you pay the surcharge upfront but can usually reclaim it if you sell your old main residence within 36 months.
Does SDLT apply to the whole price if I’m buying with someone who already owns a home?
Generally yes — if any buyer in the transaction owns another property, the surcharge typically applies to the entire purchase, even if a co-buyer is a genuine first-time buyer.