UK Stamp Duty Calculator
Work out Stamp Duty Land Tax on a residential purchase in England or Northern Ireland. This is a one-off purchase cost — not a monthly line on the UK repayment calculator, and not a token-swap of US sales tax.
Why this is its own page
The user job here is “how much tax do I pay HMRC on this purchase price?” That number is a function of price × buyer type × surcharges, not of the mortgage term. Putting SDLT on the repayment calculator would either freeze stale bands inside a monthly tool or hide a distinct answer. The bands below are published GOV.UK residential rates, not invented figures.
Residential bands from 1 April 2025
SDLT is charged on slices of the price, not on the whole amount at the top rate.
Standard residential (only or replacement main home)
£0–£125,000 → 0%
£125,001–£250,000 → 2%
£250,001–£925,000 → 5%
£925,001–£1.5 million → 10%
Above £1.5 million → 12%
First-time buyers (price £500,000 or less)
£0–£300,000 → 0%
£300,001–£500,000 → 5%
If the price is over £500,000, first-time buyer relief does not apply — standard bands are used on the whole price.
Surcharges
Additional residential property, usually +5% of the whole price (from £40,000).
Non-UK resident, +2% of the whole price, on top of any other rate.
Source: GOV.UK residential SDLT rates and the higher rates for additional properties. Re-check those pages before you complete — HMRC, not this calculator, is the authority.
By Suhaib Hassan · Bands verified 20 Sep 2026 against GOV.UK · Method v1.0-UK-SDLT · How CalculatePilot verifies formulas
Worked examples (pre-computed)
These use the same slices as the calculator, so the answer is readable if JavaScript is off. They match the published GOV.UK examples where GOV.UK published one.
1. Replacing a main home at £295,000 (GOV.UK example)
0% on £125,000 = £0
2% on the next £125,000 = £2,500
5% on the last £45,000 = £2,250
SDLT = £4,750
2. First-time buyer at £500,000 (GOV.UK example)
0% on £300,000 = £0
5% on the remaining £200,000 = £10,000
SDLT = £10,000
3. Same £300,000, three buyer types
First-time buyer → £0
Only / replacement home → £5,000
Additional property → £20,000 (£5,000 bands + £15,000 surcharge)
The buyer type changes the tax by £20,000 on the same price. That is why this is not a currency overlay of a generic sales-tax page.
What this figure does not include
- Scotland or Wales. Use the Scotland LBTT Calculator or the Wales LTT Calculator. Different statutes, not token-swaps of this page.
- Monthly mortgage cost. Use the UK repayment vs interest-only calculator for instalments.
- Company, mixed-use, shared ownership or linked transactions. Those have separate HMRC rules. Unknown stays unknown.
- Lease net present value on rent. New leases can owe extra SDLT on the rent NPV; this tool prices the premium / purchase price only.
Frequently asked questions
Is stamp duty the same as a monthly mortgage payment?
No. SDLT is paid once, to HMRC, when you buy. The mortgage calculator answers a different job.
Does this cover Scotland or Wales?
No. Scotland is the LBTT calculator (nil-rate £145,000, 8% ADS). Wales is the LTT calculator (£225,000 nil-rate, no first-time buyer relief, separate higher-rate table).
When did these SDLT rates start?
1 April 2025 for the current residential nil-rate band, first-time buyer relief and additional-property higher rates.
What if I replace my main home?
If you are replacing your only main residence, leave Additional property unchecked. Higher rates can apply temporarily if you still own the old home on completion day; refunds are a separate HMRC process.
Are these figures an HMRC assessment?
No. Confirm with a conveyancer. This page is a planning estimate from published bands.
Next calculation
Estimate only. England & NI residential SDLT · method v1.0-UK-SDLT · last verified 20 Sep 2026 · GOV.UK bands · sources and verification · who builds CalculatePilot