TL;DR
Estimate SDLT before you make an offer
SDLT is charged in bands and depends on price, buyer status and whether higher rates apply. First-time buyer relief is available only when all conditions are met.
The tool does not include the 2% non-UK resident surcharge, companies, trusts, shared ownership, linked transactions or other special rules. Confirm the figure with your solicitor or HMRC.
Calculator / tool
Stamp Duty calculator
What is Stamp Duty and who pays it?
SDLT applies to qualifying land and property transactions in England and Northern Ireland. The buyer normally files and pays through their solicitor within the HMRC deadline after completion.
- Standard rates apply to a single residential property.
- Eligible first-time buyers can claim relief up to the qualifying price limit.
- Additional properties usually pay 5 percentage points above standard rates.
- A non-UK resident surcharge may also apply.
First-time buyer relief and additional property rates
Eligible first-time buyers buying a main residence for no more than £500,000 pay 0% on the first £300,000 and 5% on the remainder. If higher additional-property rates apply, the calculator adds 5 percentage points to the standard residential bands.
England and Northern Ireland only: what is not included
Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax. This estimate also excludes the non-UK resident surcharge and specialist rules for companies, trusts, shared ownership, lease rent, mixed-use property and linked purchases.
Example Stamp Duty calculations
These examples use the current residential bands and assume no non-UK resident surcharge or specialist relief.
- £250,000 eligible first-time buyer
- £0
- £300,000 home mover
- £5,000
- £300,000 additional property
- £20,000
Official sources
Frequently asked questions
Is Stamp Duty payable everywhere in the UK?
No. SDLT applies in England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, with different bands and rules.
Do first-time buyers pay Stamp Duty?
Eligible first-time buyers pay no SDLT on the first £300,000 and 5% on the portion up to £500,000. If the price is above £500,000, first-time buyer relief is not available.
Do Buy to Let buyers pay extra Stamp Duty?
A BTL or additional-property purchase will usually attract rates 5 percentage points above the standard bands. Ownership, replacement of a main residence and transaction structure can affect the answer.
When is Stamp Duty paid?
An SDLT return and payment are normally due to HMRC within 14 days of the effective transaction date. A conveyancer usually handles this as part of completion.
Does this calculator cover Scotland or Wales?
No. Use the relevant official LBTT calculator for Scotland or LTT calculator for Wales. Do not use an SDLT result to budget for those jurisdictions.
Can Stamp Duty rules change?
Yes. Thresholds, rates and reliefs can change, sometimes with effect from a specified completion date. Check the current HMRC rules and confirm the final amount with your solicitor.