Stamp Duty Calculator

The headline shows estimated SDLT for your selected purchase type. The effective rate is the tax as a percentage of the property price. Total purchase cost adds SDLT to that price; it excludes legal fees, searches, mortgage costs and moving expenses.

The breakdown separates the price into bands. A surcharge increases the rate on each taxable slice. Selecting a purchase type does not establish legal eligibility: all buyers and their circumstances can affect the actual treatment.

Enter the purchase price, choose the purchase type and select the non-resident option only if you meet HMRC’s SDLT residence test. Results update as you change the inputs. Reset restores the example purchase.

For a main-residence replacement, the timing of disposal of your old home matters. Use the standard scenario only where appropriate; compare the additional-property scenario if the old home will still be owned at completion. Confirm your circumstances with your conveyancer.

The pure calculation engine reads versioned central SDLT bands and thresholds. It taxes only the portion of the price within each band, sums the slices and then adds the result to the property price. No calculator input is sent to a server.

Qualifying first-time buyer bands replace standard bands for the whole calculation. Above the relief limit, standard bands replace them completely. Additional-property and non-resident adjustments are applied to each relevant band. Automated boundary and example tests guard against accidental changes.

The GOV.UK references below cover rates, reliefs, additional properties, non-resident rules and refunds. They take precedence over this estimate; seek advice for the excluded transactions and complex ownership circumstances.

These countries have separate residential transaction taxes, rates and reliefs. Use their official guidance rather than applying SDLT bands.

Scottish Government: Land and Buildings Transaction Tax (LBTT)

Welsh Government: Land Transaction Tax calculator

These bands apply to residential purchases under the stated assumptions. Each percentage applies only to the slice within that band.

• £0 to £125,000: standard 0%, additional property 5%.
• £125,000 to £250,000: standard 2%, additional property 7%.
• £250,000 to £925,000: standard 5%, additional property 10%.
• £925,000 to £1,500,000: standard 10%, additional property 15%.
• £1,500,000 to above: standard 12%, additional property 17%.

For qualifying purchases up to £500,000, the first £300,000 is taxed at 0% and the remaining eligible portion at 5%. Above the price limit there is no partial relief: standard rates apply to the whole transaction by bands.

All purchasers must meet the first-time buyer conditions, including previous ownership rules, and intend to occupy the property as their main residence. Having no current mortgage does not by itself make someone a first-time buyer.

The higher rates add 5% percentage points to standard residential bands when applicable. The relevant minimum property value is £40,000. Buy-to-let and holiday homes can fall within these rules.

Other property interests, including those outside the UK, and the circumstances of joint buyers can affect liability. This calculator accepts your selected scenario rather than deciding whether higher rates legally apply.

Disposing of the previous main residence before completing on its replacement may mean the additional-property rates do not apply, subject to the rules. If you still own the old main home at completion, higher rates may be payable initially.

A sale of the previous main residence within three years may allow a refund of the higher-rate element. Conditions and claim deadlines apply; a refund is not automatic or guaranteed. The estimate does not deduct a possible future refund.

A 2% percentage-point surcharge is added to applicable residential band rates, including qualifying first-time buyer and additional-property bands. HMRC’s SDLT residence test is specific to this tax and is not simply citizenship or income-tax residence.

The surcharge is not applied below the minimum transaction value in the central rate data. The toggle models the surcharge, not the residence test or a potential later residence-based refund. Check the official guidance for joint purchasers and changes in residence.

SDLT is progressive. The price is divided into slices, each multiplied by the rate for that slice, and the results are added together. Crossing a normal band boundary does not charge the higher rate on the whole property price.

The first-time buyer relief ceiling is different: exceeding it removes relief entirely. This is why the worked examples show a significant change immediately above that limit.

Use HMRC guidance or your conveyancer for company acquisitions, mixed-use premises, lease rent, shared ownership elections, linked purchases, six-or-more-property deals and specialist reliefs. These cases may use a different tax treatment rather than a small adjustment to this estimate.