UK Stamp Duty (SDLT) Calculator

Stamp Duty Land Tax (SDLT) is charged when you buy property or land in England or Northern Ireland. Like income tax, each slice of the price is taxed at its own rate, so only the part above each threshold pays the higher rate. This calculator applies the bands in force since 1 April 2025, which still apply in 2026, with first-time buyer relief, the 5% surcharge on additional homes and the 2% non-resident surcharge.

How to use this tool

1. Enter the freehold purchase price. Lease premiums and rent are outside this estimate.
2. Choose residential or non-residential / mixed use.
3. Say whether this is your only home, your first home or an additional property.
4. Tick non-UK resident if you spent fewer than 183 days in the UK in the 12 months before buying.

Formula

SDLT = Σ (portion of the price in each band × that band’s rate)

Residential bands: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above. First-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000, but only if the price is £500,000 or less.

For freehold residential purchases of £40,000 or more, an additional property adds 5 percentage points to each band and non-UK residents add 2 more. Non-residential and mixed-use bands: 0% to £150,000, 2% to £250,000, 5% above.

Example

GOV.UK’s own example: a £295,000 home bought as your only property pays 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250) — £4,750, an effective 1.61%. A first-time buyer would pay nothing at that price. Bought as a second home for £300,000, the rates become 5%, 7% and 10%, for £20,000.