Stamp Duty Calculator
Estimate the Stamp Duty Land Tax due on a residential property purchase in England or Northern Ireland, based on the rates in force since 1 April 2025.
- Purchase price
- £450,000
- Effective SDLT rate
- 2.78%
- Total purchase price + SDLT
- £462,500
| Band | Taxable amount | Rate | Tax due |
|---|---|---|---|
| Up to £125,000 | £125,000 | 0% | £0 |
| £125,001 to £250,000 | £125,000 | 2% | £2,500 |
| £250,001 to £925,000 | £200,000 | 5% | £10,000 |
This calculator provides an estimate based on current Stamp Duty Land Tax rules for residential property in England and Northern Ireland. Tax treatment can depend on individual circumstances. Always confirm your position with your solicitor or tax adviser.
Different property taxes apply elsewhere in the UK: Land and Buildings Transaction Tax in Scotland and Land Transaction Tax in Wales. This calculator does not cover either.
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is the tax paid when you buy property or land over a certain price in England and Northern Ireland. It is normally handled by your solicitor and paid shortly after completion, so it needs to be budgeted for alongside your deposit, valuation and legal costs.
How is stamp duty calculated?
SDLT is charged in slices. Each portion of the price falling into a band is taxed at that band's rate, rather than the whole price being taxed at a single rate. The table above shows exactly how the estimate was reached, band by band.
Do first-time buyers pay stamp duty?
Often not. First-time buyers pay nothing on the first £300,000 and 5% on anything between £300,001 and £500,000. Above £500,000 the relief falls away completely and the standard rates apply to the full price — which is why purchases just over that line deserve careful planning.
How does stamp duty work on an additional property?
If you will own more than one residential property at completion, a 5% surcharge is added to each band. This commonly affects buy-to-let purchases and second homes, and it applies from a purchase price of £40,000.
Do limited companies pay higher stamp duty?
A company buying a dwelling pays the higher rates and cannot claim first-time buyer relief. Certain company purchases of a single dwelling above £500,000 can attract a flat 17% charge where no relief applies. The right ownership structure is a tax question as much as a mortgage one, so take advice from your accountant in parallel.
What happens if I am replacing my main residence?
If the property you are buying replaces your main residence and the old one has already been sold, the surcharge does not apply. If the sale has not completed in time, the surcharge is payable up front.
Can I reclaim the additional property surcharge?
Usually yes, where you sell your previous main residence within 36 months of the new purchase. A refund claim is made to HMRC; your solicitor will confirm the process and deadline.
Does the calculator work for Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, each with their own thresholds and additional-property rules.
Frequently asked questions
- Do first-time buyers pay stamp duty?
- First-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the purchase price is more than £500,000 the relief is lost entirely and the standard rates apply to the whole price.
- How much is the additional property surcharge?
- Where you will own more than one residential property at completion, a 5% surcharge is added to every band, unless you are replacing your main residence and the previous one has been sold.
- Do limited companies pay higher stamp duty?
- Yes. A company buying a dwelling pays the higher rates and cannot claim first-time buyer relief. A flat 17% rate can also apply to certain company purchases of a single dwelling above £500,000 where no relief applies.
- Can I reclaim the additional property surcharge?
- If you pay the surcharge because your previous main residence had not sold at completion, you can usually apply to HMRC for a refund if you sell it within 36 months. Your solicitor will confirm the deadline.
- Does this calculator work for Scotland or Wales?
- No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with their own bands. This calculator covers England and Northern Ireland only.
- When is stamp duty paid?
- Your solicitor normally files the return and pays the tax on your behalf shortly after completion, so the money needs to be available alongside your deposit and legal fees.
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