Stamp Duty Calculator (England & NI)

Estimate Stamp Duty Land Tax on a residential purchase using the rates that apply from 1 April 2025 — standard, first-time buyer or additional dwelling, with an optional non-UK resident surcharge.

Not tax advice. Educational estimate for England and Northern Ireland only. Confirm on GOV.UK or with a qualified adviser before you exchange.

Your figures

Use the consideration for the property (usually the price you pay).

First-time buyer relief applies only if the price is £500,000 or less.

Your estimate

Enter figures to see results.

What is Stamp Duty Land Tax?

Stamp Duty Land Tax (SDLT) is the tax charged on purchases of land and property in England and Northern Ireland. Buyers usually pay it within 14 days of completion. Scotland uses a separate tax called Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT). This calculator covers England & NI residential rates only — do not use it for Scottish or Welsh purchases.

Residential rates from 1 April 2025

After temporary thresholds ended, the standard residential bands returned to:

First-time buyers can claim relief where the purchase price is £500,000 or less: 0% up to £300,000 and 5% on £300,001–£500,000. If the price is over £500,000, standard rates apply instead.

Higher rates for additional dwellings add 5 percentage points on each standard band (5% / 7% / 10% / 15% / 17%). A further +2 percentage points can apply if you are treated as a non-UK resident for SDLT.

Main residence replacements

If you buy a new main home before selling your previous main residence, you may temporarily pay the higher rates. If you dispose of the old main residence within 36 months (subject to conditions), you can usually reclaim the extra SDLT. This tool shows the higher-rate bill if you select “additional dwelling”; it does not model the later refund.

Worked examples

Standard, £295,000: £0 on the first £125,000 + 2% on £125,000 + 5% on £45,000 = £4,750.

First-time buyer, £500,000: £0 up to £300,000 + 5% on £200,000 = £10,000.

Additional dwelling, £300,000: 5% on £125,000 + 7% on £125,000 + 10% on £50,000 = £20,000.

SDLT vs wider property tax debates

Search interest in stamp duty often rises alongside debates about replacing it with an annual property tax, reforming council tax bands, or introducing a high-value home surcharge. SDLT remains a one-off transaction tax at purchase; annual charges such as the planned High Value Council Tax Surcharge are separate.

Limitations

We omit mixed-use rules, non-residential rates, linked transactions, shared ownership staircasing quirks, company purchases of dwellings, and most reliefs beyond first-time buyer and the higher-rates toggle. Educational use only — not tax advice.

Sources: GOV.UK residential SDLT rates; Official SDLT calculator; Higher rates for additional dwellings.

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Frequently asked questions

Does this calculator cover Scotland or Wales?

No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). This tool estimates Stamp Duty Land Tax for England and Northern Ireland only.

What are the current residential SDLT bands?

From 1 April 2025 the standard residential bands are 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. First-time buyer relief and higher rates for additional dwellings use different structures.

Can I reclaim higher rates if I sell my old main home?

If you paid the higher rates when buying a new main residence and dispose of your previous main residence within 36 months (subject to conditions), you may reclaim the extra SDLT. This calculator does not model that refund.

Is this tax advice?

No. WeCalculate provides educational estimates only. Confirm figures with the official GOV.UK calculator or a qualified adviser before exchanging contracts.