UK Stamp Duty calculator
Work out Stamp Duty Land Tax (SDLT) for any purchase price in England and Northern Ireland. Standard, first-time-buyer and second-home rates are applied automatically, with a band-by-band breakdown so you can see exactly where the bill comes from.
Stamp Duty calculator
England & Northern Ireland (SDLT). Switch jurisdictions below for Scotland (LBTT) or Wales (LTT).
SDLT due
£10,000
Effective rate 2.22%
| Band | Taxable | Rate | Tax |
|---|---|---|---|
| £0 – £250,000 | £250,000 | 0% | £0 |
| £250,000 – £925,000 | £200,000 | 5% | £10,000 |
| Total SDLT | £10,000 | ||
SDLT rate bands (2026)
Standard, first-time-buyer and additional-dwelling rates as applied by the calculator.
| Buyer type | Band | Rate |
|---|---|---|
| Standard | £0 – £250,000 | 0% |
| £250,000 – £925,000 | 5% | |
| £925,000 – £1,500,000 | 10% | |
| Over £1,500,000 | 12% | |
| First-time buyer | £0 – £250,000 | 0% |
| £250,000 – £500,000 | 5% | |
| Above £500,000 the standard rates apply (no relief). | ||
| Second home / BTL | Standard bands plus surcharge on the full price | +3% |
Source: gov.uk Stamp Duty Land Tax: residential property rates. Last verified 2026-05-11.
Worked examples
Three reference calculations covering each buyer type.
Standard buyer purchasing a £450,000 home
- 0% on the first £250,000 = £0
- 5% on the next £200,000 = £10,000
Total SDLT: £10,000
First-time buyer purchasing a £300,000 flat
- 0% on the first £250,000 = £0
- 5% on the next £50,000 = £2,500
Total SDLT: £2,500
Buy-to-let or second home at £500,000
- Standard SDLT: 0% on £250,000 = £0
- Standard SDLT: 5% on £250,000 = £12,500
- +3% additional-dwelling surcharge on £500,000 = £15,000
- Total = £27,500
Total SDLT: £27,500
Frequently asked questions
What are the current UK Stamp Duty (SDLT) rates?
For England & Northern Ireland, SDLT is 0% up to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000 and 12% above £1,500,000. First-time buyers pay 0% up to £250,000 and 5% on the portion from £250,001 to £500,000. Second-home and buy-to-let buyers add a 3% surcharge to the standard bill.
How is first-time buyer relief calculated?
First-time buyer relief raises the SDLT nil-rate band on a qualifying purchase. The relief only applies when the price is £500,000 or less; above that the calculator falls back to the standard bands and no relief is available.
When does the 3% second-home surcharge apply?
The 3% additional-dwelling surcharge applies when you buy a residential property and already own another dwelling that you are not replacing as your main residence. Buy-to-let purchases, holiday homes and most company purchases are caught.
Does this calculator cover Scotland and Wales?
No. SDLT only applies to England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Use the dedicated LBTT and LTT calculators for those jurisdictions.
When is SDLT due and how do I pay it?
SDLT is due within 14 days of the effective date of the transaction (usually completion). Your conveyancer normally files the SDLT return and pays HMRC on your behalf out of completion funds.