UK Stamp Duty Calculator

This calculator estimates Stamp Duty Land Tax for residential property purchases in England and Northern Ireland. It splits the property price into SDLT slices and applies the correct rate to each slice, rather than taxing the whole price at one rate.

The standard method uses 0% on the first GBP125,000, 2% on the next slice to GBP250,000, 5% to GBP925,000, 10% to GBP1.5 million and 12% above that. Eligible first-time buyers pay 0% up to GBP300,000 and 5% from GBP300,001 to GBP500,000. Additional-property purchases add the 5 percentage point higher-rate surcharge to each residential band. Scotland and Wales use different property taxes.

Use the result as a practical planning estimate for property price, buyer type, first-time buyer relief, additional dwelling surcharge, band-by-band breakdown, effective tax rate. The calculator is designed to make the main moving parts visible immediately, so it is most useful when you want to compare scenarios, sense-check a decision, or understand why one input changes the final result.

Before relying on the number, check whether your situation includes anything outside the calculator scope. Common examples are local rules, provider fees, payroll timing, special reliefs, bank holidays, tariff changes, exchange-rate markups, unusual tax codes, or personal circumstances that need official guidance or professional advice.

To make the estimate more accurate, use figures from the most recent bill, payslip, lender quote, receipt, official notice or provider screen you have. Rounded inputs are fine for quick comparisons, but precise inputs are better when you are deciding whether something is affordable or comparing two similar options.

Re-run the calculator whenever a key assumption changes, such as a new rate, different term, changed salary, updated threshold, extra fee, altered usage pattern or different date range. Keeping those assumptions fresh is often more useful than trying to make one calculation perfect.

If you are using the result for a formal decision, keep a note of the inputs you used and the date of the calculation. That makes it easier to compare the estimate with a later quote, bill, payslip or official calculation.