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UK Stamp Duty Calculator (SDLT)

Updated August 2026 Mortgage & Property GOV.UK stamp duty rates

Stamp Duty Land Tax (SDLT) is paid on most residential property purchases in England and Northern Ireland. You only pay tax on the portion of the price that falls within each band.

Select your buyer type to see the correct rates, including first-time buyer relief and the 5% surcharge on additional properties.

Your details

Results

Stamp Duty to pay
£7,500.00
England & Northern Ireland rates
Effective rate
2.14%
Property price
£350,000.00
Total including tax
£357,500.00

How the tax is calculated

Up to £125,000 · 0%£0.00
£125,000 to £250,000 · 2%£2,500.00
£250,000 to £925,000 · 5%£5,000.00
Total Stamp Duty£7,500.00

How the calculation works

We believe numbers should be transparent. Here is the formula behind this calculator.

SDLT = sum over bands of (portion of price in band × band rate), with first-time buyer relief or the additional-property surcharge applied

Worked example

Worked example: a £350,000 home

Standard purchase: first £125,000 is tax-free.
£125,000 to £250,000 is taxed at 2% → £2,500.
£250,000 to £350,000 is taxed at 5% → £5,000.
Total Stamp Duty = £7,500. A first-time buyer would pay £2,500 instead.

Important assumptions

  • England and Northern Ireland SDLT rates only. Scotland uses LBTT and Wales uses LTT.
  • The additional-property surcharge shown is the 5% on top of normal bands.
  • First-time buyer relief applies only if the price is £500,000 or less and no buyer has owned a home before.
  • Rates can change in the Budget — this uses the rates in force from 1 April 2025 onwards.

Frequently asked questions

Do first-time buyers pay stamp duty?

First-time buyers pay no SDLT on the first £300,000 and 5% on the portion between £300,000 and £500,000 — but only if the price is £500,000 or less. Above that, normal rates apply to the whole price.

Do I pay extra stamp duty on a second home?

Yes. Buying an additional residential property normally attracts a 5% surcharge on top of the normal rates.

When is stamp duty due?

SDLT is usually paid within 14 days of completion (the SDLT return is due then). Your conveyancer normally handles the payment as part of the purchase.

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These calculations are estimates for guidance only and are not professional financial, tax or legal advice. UK rates and rules change, so always verify important figures with official GOV.UK / HMRC information or speak to a qualified professional. See our full disclaimer.