Stamp Duty CalculatorUK Stamp Duty Calculator
UK property tax & affordability toolkit — SDLT, affordability, moving costs · 2026 rates
Enter your property price, choose your buyer type, and the calculator works out the SDLT due band by band. Add a comparison scenario to model two buyer types side-by-side, or save scenarios to compare different properties later.
Other calculators
First-time buyer · Buy-to-let · Second home · Non-UK resident · Refund calculator
Rate breakdown
| Band | Rate | Taxable in band | Tax |
|---|---|---|---|
| Total | £0 | ||
Comparison
Comparison rate breakdown
| Band | Rate | Taxable in band | Tax |
|---|
Total cost to complete
SDLT plus typical conveyancing costs. Solicitor and survey fees are rough estimates — actual quotes vary by firm and property complexity.
| Item | Estimate |
|---|
Saved scenarios
Compare multiple properties you're considering. Saved locally in your browser — never sent to our servers.
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.
Sources
Rates last verified against HMRC: 1 May 2026.
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%.