Stamp Duty Calculator
Calculate UK Stamp Duty Land Tax (SDLT) for England and Northern Ireland, 2026 rates.
What this calculator does
Calculates UK Stamp Duty Land Tax (SDLT) for a property purchase in England or Northern Ireland, accounting for first-time buyer relief or the additional property surcharge depending on your situation.
Who this is for
Anyone buying property in England or Northern Ireland budgeting for the full cost of a purchase, first-time buyers checking their relief eligibility, or buy-to-let and second-home buyers factoring in the surcharge.
How this calculator works
SDLT is charged in bands — you only pay each rate on the portion of the price within that band, not the whole purchase price. First-time buyers pay 0% up to £300,000 and 5% up to £500,000, with no relief above that. Additional properties add a 5% surcharge to every standard band.
Worked example
A £350,000 property, standard buyer (not first-time, not additional property): £0–£125,000 taxed at 0% = £0. £125,000–£250,000 (£125,000 span) at 2% = £2,500. £250,000–£350,000 (£100,000 span) at 5% = £5,000. Total SDLT = £2,500 + £5,000 = £7,500 — an effective rate of about 2.1% on the full purchase price.
Band-by-band breakdown
Run the calculator above to see how your purchase price splits across SDLT bands.
Common mistakes
- Assuming first-time buyer relief always applies. It only applies up to £500,000 — above that, first-time buyers pay standard rates with no relief at all, not a reduced rate.
- Forgetting the additional property surcharge. Buy-to-let and second homes add a flat 5% on top of every standard band, not just the top band.
- Confusing SDLT with agent fees or other buying costs. SDLT is one line item in a house purchase — legal fees, survey costs, and mortgage arrangement fees are separate.
- Applying the top band's rate to the whole price. Like income tax, only the portion of the price within each band is taxed at that band's rate — your effective overall rate is always lower than your top band rate.
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Frequently Asked Questions
Do I pay SDLT on the full price or just the amount above each threshold?
Only the portion of the price within each band is taxed at that band's rate — this is the same progressive structure used for income tax. Your effective (average) rate on the whole purchase price is always lower than your top band's rate.
Do first-time buyers always pay less SDLT?
Only up to £500,000. Above that price, first-time buyer relief doesn't apply at all, and standard rates apply to the full purchase price.
Does the 5% surcharge apply to the whole price for additional properties?
No, it's added to each standard band's rate, not just applied once to the total. So a band charged at 5% standard becomes 10% for an additional property, and so on through each band.
Does this apply in Scotland or Wales?
No, this covers England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with different band structures.