This calculator works out the Stamp Duty Land Tax (SDLT) due on a property purchase in England and Northern Ireland. Enter the price and your buyer situation, and it applies the current tiered bands plus any reliefs and surcharges, showing the full working.
How it works
SDLT is a tiered tax: the price is sliced into bands and each slice is taxed at its own rate, then the pieces are summed. It is never a single flat rate on the whole price.
The standard residential bands are:
£0 – £250,000 0%
£250,001 – £925,000 5%
£925,001 – £1,500,000 10%
above £1,500,000 12%For a £450,000 home-mover purchase: the first £250,000 is taxed at 0%, and the remaining £200,000 at 5% = £10,000.
First-time buyer relief replaces the bottom bands with 0% to £425,000 and 5% to £625,000 (only if the price is £625,000 or less).
Additional property surcharge adds 5% to every band for second homes and buy-to-lets. The non-UK resident surcharge adds a further 2%, and the two stack.
Worked example
A first-time buyer paying £500,000:
| Slice | Rate | Tax |
|---|---|---|
| £0–£425,000 | 0% | £0 |
| £425,001–£500,000 | 5% | £3,750 |
| Total | £3,750 |
The effective rate is 0.75% of the purchase price — far lower than the headline band rate, because most of the price falls in the 0% band.
Notes
Rates shown reflect the bands in force for 2024/25. SDLT must usually be filed and paid within 14 days of completion. This tool covers residential purchases; non-residential and mixed-use property uses a separate band table. Always confirm the final figure with your conveyancer before completion.