Stamp duty
calculator.

01 / START WITH YOUR NUMBERS

How to use the stamp duty calculator

1. Enter the whole purchase price

   Use the property price, not your deposit or mortgage balance. The tax is calculated across portions of that price.

2. Choose the appropriate buyer category

   Select a standard purchase, an eligible first-time buyer purchase or an additional property. If buying jointly, the circumstances of all purchasers matter. Do not select first-time buyer relief simply because one buyer has never owned a home.

3. Check the residency surcharge

   Select whether the non-UK resident SDLT surcharge applies. This is a tax-specific test, not a nationality question. The tool cannot determine that status for you; confirm it with your conveyancer.

02 / THE NUMBERS IN PRACTICE

A worked example

For a £350,000 standard residential purchase with no non-resident surcharge, the calculation is £0 on the first £125,000, £2,500 on the next £125,000 and £5,000 on the last £100,000. The total is £7,500.

03 / UNDERSTAND YOUR RESULT

The tax applies to portions of the price

The standard bands used here are 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. Eligible first-time buyers pay 0% to £300,000 and 5% to £500,000; relief does not apply above £500,000. Additional-property rates usually add five percentage points and the non-resident surcharge adds two. These rules were checked against GOV.UK on 10 September 2026.

A band rate applies only to the slice of price within that band. Crossing a standard threshold therefore does not apply the new rate to the entire property price. The breakdown shows the amount of your purchase falling into each applicable slice.

04 / UNDERSTAND YOUR RESULT

Understand the limits of this estimate

This version does not calculate Scotland's LBTT or Wales's LTT. It also excludes lease-rent tax, company purchases, linked transactions, shared ownership and special reliefs. It models the price or lease premium only.

Buyer status can be more complicated than the dropdown. Replacing a main home, owning a share of another property and joint purchases can affect the answer. The scenario cards compare mathematical outcomes; they do not establish entitlement to relief or a refund. Use professional confirmation for a real transaction.

PLAIN ENGLISH, PLEASE

Stamp duty glossary

The terms behind the inputs and results, explained without the guesswork.

SDLT

Stamp Duty Land Tax, the property transaction tax modelled for England and Northern Ireland.

Tax band

A slice of the purchase price to which a specified rate is applied.

First-time buyer relief

A reduction available to qualifying purchases. Eligibility is not checked by this calculator.

Additional-property rate

Higher rates that can apply when the purchase results in ownership of another residential property.

Non-resident surcharge

An additional rate based on the SDLT residency rules, which differ from simply checking nationality.

Effective rate

The calculated tax divided by the whole purchase price. It can be lower than the highest marginal band rate.

BEHIND THE ESTIMATE

How the calculation works

For each applicable band, we take the portion of the purchase price in that band and multiply it by the selected rate. The total is the sum of the band amounts. First-time buyer relief is replaced by standard bands when the price exceeds £500,000.

The additional-property and non-resident uplifts are not applied below £40,000 in this ordinary-purchase model. The breakdown excludes nil portions. A zero purchase price produces zero tax and a zero effective rate. This is an estimate, not an SDLT return.