Stamp Duty Calculator
Calculate the Stamp Duty Land Tax (SDLT) payable on residential property purchases in England and Northern Ireland.
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):
- Up to £125,000 → 0%
- £125,001 – £250,000 → 2%
- £250,001 – £925,000 → 5%
- £925,001 – £1,500,000 → 10%
- Above £1,500,000 → 12%
First-Time Buyer Relief (properties ≤ £500,000):
- Up to £300,000 → 0%
- £300,001 – £500,000 → 5%
- Above £500,000: standard rates apply (no relief)
Additional Property / Buy-to-Let (standard rates + 3% surcharge):
- Up to £125,000 → 3%
- £125,001 – £250,000 → 5%
- £250,001 – £925,000 → 8%
- £925,001 – £1,500,000 → 13%
- Above £1,500,000 → 15%
Effective Rate = Total SDLT ÷ Purchase Price × 100
Assumptions & References
- Rates apply to England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT).
- Rates are based on HMRC SDLT thresholds effective from 23 September 2022 (Autumn 2022 mini-budget changes).
- The 3% additional dwelling surcharge applies to purchases of second homes, buy-to-let properties, and non-UK residents purchasing additional residential properties.
- First-time buyer relief applies only where the purchase price does not exceed £500,000; above this threshold, standard rates apply in full.
- This calculator covers residential property only. Non-residential and mixed-use properties have different rate bands.
- Corporate bodies purchasing residential property over £500,000 may be subject to the Annual Tax on Enveloped Dwellings (ATED) — not covered here.
- No account is taken of reliefs such as multiple dwellings relief, charities relief, or group relief.
- Reference: HMRC — Stamp Duty Land Tax