Stamp Duty Calculator
Stamp Duty can be one of the biggest costs of buying a property, so it pays to know the figure early. Enter the purchase price and your circumstances to estimate the Stamp Duty Land Tax you may need to pay.
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[STAMP DUTY CALCULATOR TOOL: PART 2 BUILD. Inputs: purchase price; buyer type (first-time buyer, home mover, additional property or buy to let); UK resident or not. Output: estimated SDLT and effective rate, with a band-by-band breakdown.]
How Stamp Duty Land Tax Is Worked Out
Stamp Duty Land Tax (SDLT) applies to residential property purchases in England and Northern Ireland. It is charged in bands, so each rate applies only to the part of the price that falls within that band.
Standard residential rates
- Up to £125,000: 0%
- £125,001 to £250,000: 2%
- £250,001 to £925,000: 5%
- £925,001 to £1.5 million: 10%
- Above £1.5 million: 12%
First-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, first-time buyer relief does not apply and the standard rates are used.
Additional properties, including buy to let and second homes, attract a surcharge of 5% on top of the standard rates in each band. If you are replacing your main home, you may be able to reclaim the surcharge if you sell your previous main home within 36 months.
Non-UK residents usually pay a further 2% surcharge.
Rates shown are those published on GOV.UK at the time of writing (October 2026) and can change. Always check the current rates on GOV.UK.
Different Taxes, Different Rates
SDLT does not apply in Scotland or Wales. Property purchases in Scotland are subject to Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland, and purchases in Wales are subject to Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Each has its own bands, rates and reliefs.
This calculator covers England and Northern Ireland only. If you are buying in Scotland or Wales, we can still arrange your mortgage and help you factor the correct tax into your budget.
When to Get Professional Help
The calculator gives an estimate for straightforward residential purchases. It does not cover every situation, such as purchases by companies, mixed-use or commercial property, multiple dwellings, shared ownership or transactions involving a transfer of equity.
Futurewise Finance does not give tax advice. If your purchase is not straightforward, your solicitor or conveyancer will confirm the SDLT due, and Futurewise Accountancy or your own accountant can advise on the wider tax position, particularly for landlords and limited company purchases.
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