Stamp Duty Calculator

ANA›Life Services Authority›National Calculator Authority›Stamp Duty Calculator

.calc-container { max-width: 640px; margin: 2rem 0; padding: 1.5rem; background: #fff; border: 1px solid #ddd; border-radius: 8px; box-shadow: 0 1px 3px rgba(0,0,0,0.06); font-family: system-ui, -apple-system, sans-serif; } .calc-container h3 { font-family: Georgia, serif; font-size: 1.15rem; color: #1a1a1a; margin-bottom: 1rem; padding-bottom: 0.5rem; border-bottom: 2px solid var(--ac, #3d5a80); } .calc-row { display: flex; align-items: center; gap: 0.75rem; margin-bottom: 0.75rem; flex-wrap: wrap; } .calc-row label { min-width: 160px; font-size: 0.9rem; color: #333; font-weight: 500; } .calc-row input[type="number"], .calc-row select { flex: 1; min-width: 120px; max-width: 200px; padding: 0.5rem 0.6rem; border: 1px solid #ccc; border-radius: 4px; font-size: 0.9rem; font-family: system-ui, sans-serif; color: #1a1a1a; background: #fafaf8; } .calc-row input:focus, .calc-row select:focus { outline: none; border-color: var(--ac, #3d5a80); box-shadow: 0 0 0 2px rgba(26,74,138,0.12); } .calc-row .unit { font-size: 0.82rem; color: #888; min-width: 30px; } .calc-btn { display: inline-block; margin-top: 0.5rem; padding: 0.55rem 1.5rem; background: var(--ac, #3d5a80); color: #fff; border: none; border-radius: 4px; font-size: 0.9rem; font-weight: 600; cursor: pointer; font-family: system-ui, sans-serif; } .calc-btn:hover { opacity: 0.9; } .calc-result { margin-top: 1.25rem; padding: 1rem 1.25rem; background: #f0f6fc; border-left: 3px solid var(--ac, #3d5a80); border-radius: 0 6px 6px 0; display: none; } .calc-result.visible { display: block; } .calc-result-label { font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.06em; color: #666; margin-bottom: 0.25rem; } .calc-result-value { font-size: 1.6rem; font-weight: 700; color: var(--ac, #3d5a80); } .calc-result-detail { font-size: 0.85rem; color: #555; margin-top: 0.5rem; line-height: 1.5; } .calc-note { margin-top: 1rem; font-size: 0.8rem; color: #888; font-style: italic; } .calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0.75rem; margin-top: 0.75rem; } .calc-grid-item { padding: 0.6rem 0.8rem; background: #f8f9fa; border-radius: 4px; border: 1px solid #eee; } .calc-grid-item .label { font-size: 0.75rem; color: #888; text-transform: uppercase; letter-spacing: 0.04em; } .calc-grid-item .value { font-size: 1.1rem; font-weight: 600; color: #1a1a1a; } @media (max-width: 720px) { .calc-row { flex-direction: column; align-items: flex-start; gap: 0.3rem; } .calc-row label { min-width: auto; } .calc-row input[type="number"], .calc-row select { max-width: 100%; width: 100%; } .calc-grid { grid-template-columns: 1fr; } } .calc-chart { margin: 1rem 0; text-align: center; } .calc-chart svg { max-width: 100%; height: auto; } .calc-chart-legend { display: flex; flex-wrap: wrap; justify-content: center; gap: 0.6rem 1.2rem; margin-top: 0.6rem; font-size: 0.8rem; color: #555; } .calc-chart-legend span { display: inline-flex; align-items: center; gap: 0.3rem; } .calc-chart-legend i { display: inline-block; width: 10px; height: 10px; border-radius: 2px; font-style: normal; } .calc-related { max-width: 640px; margin: 2rem 0 1rem; padding: 1.25rem 1.5rem; background: #f8f9fa; border: 1px solid #e8e8e8; border-radius: 8px; } .calc-related h3 { font-family: Georgia, serif; font-size: 1rem; color: #1a1a1a; margin: 0 0 0.75rem; padding-bottom: 0.4rem; border-bottom: 2px solid var(--ac, #3d5a80); } .calc-related-list { list-style: none; padding: 0; margin: 0 0 0.75rem; display: grid; grid-template-columns: 1fr 1fr; gap: 0.4rem 1.5rem; } .calc-related-list li a { font-size: 0.88rem; color: var(--ac, #3d5a80); text-decoration: none; } .calc-related-list li a:hover { text-decoration: underline; } .calc-browse-all { margin: 0.5rem 0 0; font-size: 0.9rem; font-weight: 600; } .calc-browse-all a { color: var(--ac, #3d5a80); text-decoration: none; } .calc-browse-all a:hover { text-decoration: underline; } @media (max-width: 720px) { .calc-related-list { grid-template-columns: 1fr; } }

Stamp Duty Calculator

Calculate the Stamp Duty Land Tax (SDLT) payable on residential property purchases in England and Northern Ireland.

Property Purchase Price (£)

Buyer Type

Standard (Existing Homeowner / Non-First-Time Buyer) First-Time Buyer Additional Property / Buy-to-Let

Calculate Stamp Duty

function staCalc() { var priceVal = document.getElementById('sta-price').value.trim(); var buyerType = document.getElementById('sta-buyer-type').value; var resultDiv = document.getElementById('sta-result');

if (priceVal === '' || isNaN(priceVal) || Number(priceVal) Please enter a valid property price.'; return; }

var price = parseFloat(priceVal);

if (price Property price cannot be negative.'; return; }

// SDLT rates effective from October 2021 (England & Northern Ireland) // Standard residential bands var standardBands = [ { limit: 125000, rate: 0.00 }, { limit: 250000, rate: 0.02 }, { limit: 925000, rate: 0.05 }, { limit: 1500000, rate: 0.10 }, { limit: Infinity, rate: 0.12 } ];

// First-time buyer bands (relief up to £500,000; above £500,000 standard rates apply) var firstTimeBands = [ { limit: 300000, rate: 0.00 }, { limit: 500000, rate: 0.05 }, { limit: 925000, rate: 0.05 }, { limit: 1500000, rate: 0.10 }, { limit: Infinity, rate: 0.12 } ];

// Additional property surcharge: standard rates + 3% var additionalBands = [ { limit: 125000, rate: 0.03 }, { limit: 250000, rate: 0.05 }, { limit: 925000, rate: 0.08 }, { limit: 1500000, rate: 0.13 }, { limit: Infinity, rate: 0.15 } ];

function calcSDLT(price, bands) { var tax = 0; var prev = 0; var breakdown = []; for (var i = 0; i 0) { breakdown.push({ from: prev, to: upper, rate: band.rate, taxable: taxable, tax: bandTax }); } tax += bandTax; prev = band.limit; } return { total: tax, breakdown: breakdown }; }

var bands; var isFirstTimerOver500k = false;

if (buyerType === 'first') { if (price > 500000) { // First-time buyer relief does not apply above £500,000; use standard rates bands = standardBands; isFirstTimerOver500k = true; } else { bands = firstTimeBands; } } else if (buyerType === 'additional') { bands = additionalBands; } else { bands = standardBands; }

var result = calcSDLT(price, bands); var totalTax = result.total; var breakdown = result.breakdown; var effectiveRate = price > 0 ? (totalTax / price) * 100 : 0;

function fmt(n) { return '£' + n.toLocaleString('en-GB', { minimumFractionDigits: 2, maximumFractionDigits: 2 }); }

var breakdownRows = ''; for (var j = 0; j ' + '' + fmt(b.from) + ' – ' + (b.to === Infinity ? 'above' : fmt(b.to)) + '' + '' + (b.rate * 100).toFixed(0) + '%' + '' + fmt(b.taxable) + '' + '' + fmt(b.tax) + '' + ''; }

var noteHtml = ''; if (isFirstTimerOver500k) { noteHtml = '⚠ First-time buyer relief does not apply to properties over £500,000. Standard SDLT rates have been applied.

'; }

resultDiv.innerHTML = '### Stamp Duty Payable: ' + fmt(totalTax) + ' ' + 'Property Price: ' + fmt(price) + ' | Effective Rate: ' + effectiveRate.toFixed(2) + '%

' + noteHtml + '' + '' + 'Band' + 'Rate' + 'Taxable Amount' + 'Tax' + '' + '' + breakdownRows + '' + '' + 'Total SDLT' + '' + fmt(totalTax) + '' + '' + ''; }

#### Formula

SDLT is calculated on a tiered (slice) basis — each portion of the purchase price falling within a band is taxed at that band's rate only:

SDLT = Σ (portion of price in each band × band rate)

Standard Residential Rates (England & Northern Ireland):

First-Time Buyer Relief (properties ≤ £500,000):

Additional Property / Buy-to-Let (standard rates + 3% surcharge):

Effective Rate = Total SDLT ÷ Purchase Price × 100

#### Assumptions & References

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References

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