Housing tool
Stamp Duty Calculator UK
Estimate Stamp Duty Land Tax for residential property purchases in England and Northern Ireland, including first-time buyer relief, main home purchases, and additional property rates.
Current scope
This calculator is for residential purchases in England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, which have different rules.
Popular next steps
SDLT at a glance
Stamp duty is banded, so the full property price is not taxed at one single rate. The effective rate shown in the result is the total stamp duty as a percentage of the property price.
Estimated stamp duty
£7,500
Based on the buyer type selected.
Upfront cash estimate
£57,500
Deposit plus estimated stamp duty.
Stamp duty summary
Standard purchase
Effective rate: 2.14%
This estimate uses the England and Northern Ireland Stamp Duty Land Tax bands for a main residential purchase.
Mortgage needed
£300,000
Property price
£350,000
Compare buyer types
Standard main home
£7,500
First-time buyer
£2,500
Potential saving vs standard: £5,000
Additional property
£25,000
Extra vs standard: £17,500
What this means
Stamp Duty Land Tax is calculated in bands, so you only pay each rate on the portion of the property price within that band.
How does stamp duty work in England and Northern Ireland?
Stamp Duty Land Tax, often shortened to SDLT, is a tax paid when buying property or land in England and Northern Ireland. The amount depends on the property price, whether you are a first-time buyer, and whether the purchase is an additional property.
SDLT is calculated in bands. This means you do not usually pay one flat rate on the whole property price. Instead, different parts of the price are taxed at different rates.
First-time buyer relief can reduce the amount due on eligible purchases, while additional residential properties usually attract higher rates. Scotland and Wales have separate property tax systems, so this calculator is focused on England and Northern Ireland only.
Main home purchase
Uses the standard SDLT residential bands for England and Northern Ireland.
First-time buyer
May qualify for reduced SDLT if the property price is within the eligible relief limit.
Additional property
Usually attracts higher SDLT rates, often relevant for second homes or buy-to-let purchases.
How to use this result
Use the stamp duty estimate when working out your total upfront buying costs. It is often one of the largest extra costs after your deposit.
First-time buyer relief can reduce SDLT on eligible purchases up to £500,000. Above that price, standard rates apply.
This calculator is an estimate only. Your solicitor or conveyancer should confirm the exact amount due.
FAQs
Where does this calculator apply?
It applies to residential property purchases in England and Northern Ireland. Scotland and Wales use different property tax systems.
What are the first-time buyer rules?
Eligible first-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, standard rates apply.
Do additional properties cost more?
Yes. Additional residential properties normally have higher SDLT rates than a main home purchase.
When do you pay stamp duty?
SDLT is normally handled as part of the purchase process, and your solicitor or conveyancer will usually submit the return and confirm the amount due.
What does effective rate mean?
The effective rate shows the total stamp duty as a percentage of the property price. It is an average figure, not the same as the banded SDLT rates.
Is this calculator financial advice?
No. This calculator gives a general estimate only. You should confirm the exact SDLT amount with your solicitor, conveyancer, or HMRC guidance.