Stamp Duty Calculator
Estimate Stamp Duty Land Tax for a main home, first-time buyer purchase, or additional residential property. See the exact band-by-band SDLT split before you budget for completion.
Estimated SDLT
£11,250
Effective rate
2.6%
Purchase price
£425,000
Enter property details
Residential SDLT only. Not for Scotland or Wales.
Buyer type
SDLT breakdown
Each slice of the purchase price is taxed at its own rate.
Up to £125,000
Taxable slice: £125,000
Rate
0.00%
Tax
£0
£125,001 to £250,000
Taxable slice: £125,000
Rate
2.0%
Tax
£2,500
£250,001 to £925,000
Taxable slice: £175,000
Rate
5.0%
Tax
£8,750
Net price after SDLT
£436,250
First-time buyer relief
No
Rates source
Apr 2025
How stamp duty is calculated
1. Pick the right buyer type
Choose normal home mover, first-time buyer relief, or additional property higher rates.
2. Split the price into bands
Only the part of the property price inside each SDLT band is taxed at that band’s rate.
3. Add the band taxes
The total SDLT is the sum of the band taxes, shown above with the effective percentage.
This is an estimate for residential purchases in England and Northern Ireland. Leasehold premiums, mixed-use property, linked transactions, corporate purchases, and reliefs can change the result, so confirm with HMRC or your solicitor before exchange.
Stamp Duty Calculator FAQs
What stamp duty rates does this calculator use?
It uses the current HMRC residential Stamp Duty Land Tax bands for England and Northern Ireland from April 2025: 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million. Additional properties add 5 percentage points to each band.
How does first-time buyer relief work?
If every buyer is a first-time buyer and the property costs £500,000 or less, you pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property price is above £500,000, the normal home-mover rates apply instead.
Does this cover Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). This tool is for residential property purchases in England and Northern Ireland only.
Is stamp duty calculated on the full price at one rate?
No. SDLT is banded, like income tax. Each slice of the property price is taxed at its own rate, and the calculator shows the tax due for each band in the breakdown.
Pro Tips
- • Budget for solicitor fees, survey costs, moving costs, and mortgage arrangement fees as well as SDLT.
- • If you pay the additional-property surcharge because your old home has not sold, you may be able to reclaim it if you sell within HMRC time limits.
- • First-time buyer relief usually requires every buyer on the purchase to qualify as a first-time buyer.