Stamp Duty Calculator UK — Calculate Your SDLT Instantly
Find out how much Stamp Duty Land Tax you will pay on your property purchase. Covers home movers, first-time buyers, and additional property purchases.
UK Stamp Duty Calculator
Stamp duty on your first home
£0
Effective Tax Rate
0.00%
Calculation Breakdown
How your stamp duty is calculated across different bands
| Price Range | Rate | Taxable Amount | Tax Due |
|---|---|---|---|
| £0 – £250,000 | 0% | £250,000 | £0 |
| Total | - | £250,000 | £0 |
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The Basics
What Is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax paid by the buyer when purchasing property or land above a certain value in England and Northern Ireland. Here are the key facts you need to know.
Paid by the buyer
SDLT is always paid by the buyer, not the seller. It is due on residential and non-residential property and land transactions.
Due within 14 days
Your solicitor or conveyancer will normally submit the return and pay any SDLT due within 14 days of completion.
England & N. Ireland only
Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). This calculator covers England and Northern Ireland.
Banded calculation
SDLT is calculated on a banded basis — like income tax. Each rate applies only to the portion of the purchase price that falls within each band.
Current Rates
Stamp Duty Rates
Current rates in England and Northern Ireland, including first-time buyer relief and additional property surcharges.
Home Movers & Standard Residential Purchases
For buyers purchasing their main residence (not first-time buyers, not additional properties)
| Purchase Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Worked example: £400,000 purchase
0% on first £125,000 = £0 | 2% on £125,001–£250,000 = £2,500 | 5% on £250,001–£400,000 = £7,500
Total SDLT: £10,000
First-Time Buyers
Reduced rates apply for first-time buyers purchasing a property up to £500,000 as their main residence
| Purchase Price Band | SDLT Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Above £500,000 | Standard rates apply (no FTB relief) |
Worked example: £350,000 first-time buyer purchase
0% on first £300,000 = £0 | 5% on £300,001–£350,000 = £2,500
Total SDLT: £2,500 (saving £7,500 vs standard rates)
First-time buyer eligibility
- • You must never have owned a home anywhere in the world (including inherited properties)
- • The property must be your main residence
- • If buying with someone else, all buyers must be first-time buyers
Additional Properties & Buy-to-Let
Higher rates for purchases that are not replacing your main residence — including buy-to-let, holiday homes, and second homes
| Purchase Price Band | SDLT Rate (incl. surcharge) |
|---|---|
| Up to £125,000 | 5% |
| £125,001 – £250,000 | 7% |
| £250,001 – £925,000 | 10% |
| £925,001 – £1,500,000 | 15% |
| Above £1,500,000 | 17% |
Worked example: £250,000 buy-to-let purchase
5% on first £125,000 = £6,250 | 7% on £125,001–£250,000 = £8,750
Total SDLT: £15,000
When the surcharge applies
- • You already own one or more properties anywhere in the world
- • You are not replacing your main residence on the same day
- • Applies to limited company and individual purchases of additional properties
Getting Money Back
Can I Get a Stamp Duty Refund?
Yes — in certain circumstances. If you completed on a new main residence before selling your previous home, you paid the higher additional property rates. If you sell your previous home within three years, you can claim a refund of the surcharge.
You complete on your new home
You have not yet sold your old main residence, so you pay higher SDLT rates at the time of purchase.
You sell your previous home
Within three years of buying the new property, you sell your previous main residence.
You claim the refund
Apply to HMRC within 12 months of selling your previous home. HMRC will refund the surcharge you paid.
Worked example
You buy a new home for £400,000 before your old home is sold. You pay SDLT at additional property rates: £20,000. Once you sell your previous home, standard rates would have been £10,000. You can claim a refund of £10,000.
Important: The refund claim must be submitted within 12 months of selling your previous home. Your solicitor may be able to assist with this process.
Full Cost Picture
Other Costs of Buying a Property
Stamp duty is often the largest upfront cost of buying — but it is not the only one. Here is a typical breakdown, using a £400,000 property as an example.
| Cost | Typical Range | Notes |
|---|---|---|
| Solicitor/conveyancer fees | £1,500 – £3,000 | Includes legal fees and disbursements |
| Survey | £400 – £1,500 | Level 2 or Level 3 survey recommended |
| Mortgage arrangement fee | £0 – £1,000+ | Varies by lender and product |
| Mortgage valuation fee | £150 – £500 | Sometimes included in product fee or free |
| Buildings insurance | £150 – £400/yr | Required by your lender from exchange |
| Removal costs | £500 – £2,000+ | Depends on volume and distance |
| Stamp Duty (£400k standard) | £10,000 | Use calculator above for your amount |
Common Questions
Stamp Duty FAQs
What is stamp duty and who pays it? +
When do I pay stamp duty? +
Do first-time buyers pay stamp duty? +
Do I pay extra stamp duty on a buy-to-let? +
Can I get a stamp duty refund if I sell my old home? +
How is stamp duty calculated? +
Is stamp duty the same in Scotland and Wales? +
Do I pay stamp duty if I am remortgaging? +
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