UK Stamp Duty Calculator
Stamp Duty Land Tax (SDLT) — England & Northern Ireland · 2026 rates
Enter your property price, choose your buyer type and the calculator works out the SDLT due band by band. Rates are current for completions on or after 1 April 2025.
Rate breakdown
| Band | Rate | Taxable in band | Tax |
|---|---|---|---|
| Total | £0 | ||
How SDLT is calculated
Stamp Duty Land Tax is charged in bands. You pay 0% on the portion of the price up to the first threshold, the next rate on the portion between the first and second thresholds, and so on. The calculator above shows exactly which bands apply and how much tax falls in each band.
Current SDLT rates (from 1 April 2025)
| Portion of property price | Standard | First-time buyer | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | Standard rates | 10% |
| £925,001 – £1,500,000 | 10% | Standard rates | 15% |
| Over £1,500,000 | 12% | Standard rates | 17% |
A 2% surcharge is added to all bands if the buyer is a non-UK resident. First-time buyer relief is only available where the price is £500,000 or less; above that, standard rates apply. The 5% additional-property surcharge only applies where the price is £40,000 or more.
Worked examples
£450,000 first-time buyer
The first £300,000 is tax-free. The remaining £150,000 is taxed at 5%, giving £7,500 in stamp duty — an effective rate of 1.67%.
£600,000 home mover (replacing main residence)
The first £125,000 is tax-free, £125,000 at 2% (£2,500), and £350,000 at 5% (£17,500). Total: £20,000 — an effective rate of 3.33%.
£400,000 second home / buy-to-let
Additional-property rates apply: £125,000 at 5% (£6,250), £125,000 at 7% (£8,750), and £150,000 at 10% (£15,000). Total: £30,000 — an effective rate of 7.50%.