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Useful next calculations
Rates & sources2026/27
England and Northern Ireland first-time buyer SDLT relief from 1 April 2025. Relief is 0% to £300,000 and 5% to £500,000, and is lost entirely above £500,000. An additional-property purchase cannot use this relief.
| Band / figure | Rate |
|---|---|
| FTB £0 – £300,000 | 0% |
| FTB £300,001 – £500,000 | 5% |
| Price cap | £500,000 cliff |
| Additional property | Relief withdrawn |
Source: HMRC — Stamp Duty Land Tax residential rates — source checked for 2026/27.
When to use this calculator
- Before buying, renting, refinancing or reviewing a property investment.
- When you want to compare cash flow, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
Example: first-time buyer at £500,000
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Purchase price | £500,000 |
| Buyer type | First-time buyer |
| SDLT due | £10,000 |
0% on £300,000 and 5% on the remaining £200,000 is £10,000. One pound above £500,000 loses the relief.
Example: first-time buyer at £300,000
| Input | Value |
|---|---|
| Purchase price | £300,000 |
| Buyer type | First-time buyer |
| SDLT due | £0 |
Purchases at or below £300,000 pay no SDLT when first-time buyer relief applies.
Example: £501,000 loses the relief
| Input | Value |
|---|---|
| Purchase price | £501,000 |
| Buyer type | First-time buyer, over the cap |
| Treatment | Standard bands, not FTB bands |
Crossing £500,000 is a cliff. The calculator switches to standard residential rates on the whole price.
How to read your results
Stamp Duty
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Relief lost above £500k
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Surcharge
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Effective Rate
The effective rate lets you compare options on a like-for-like basis rather than being misled by different compounding periods or fee structures.
Method & assumptionsAuthoritative sources
This calculator applies first-time buyer Stamp Duty Land Tax (SDLT) relief for residential purchases in England and Northern Ireland from 1 April 2025. Relief is 0% on the first £300,000 and 5% on the portion up to £500,000. If the price is above £500,000, relief is lost and standard bands apply. An additional-property purchase cannot use this relief and is charged with the 5% higher rates.
It does not model the 2% non-UK resident surcharge, shared ownership, linked transactions or company purchases. Scotland and Wales use LBTT and LTT instead. Verify your position with HMRC and your conveyancer before exchange.
Official references
Common mistakes
- !Comparing rent and ownership costs without including taxes, fees and maintenance.
- !Using purchase price alone without testing financing or vacancy assumptions.
- !Relying on yield or growth in isolation instead of reviewing the full property case.
- !Using the wrong national transaction-tax calculator for the purchase location.
What to do next
- Confirm that nobody in the purchase has previously owned a dwelling anywhere in the world.
- If the property is in Scotland, use LBTT first-time buyer relief instead. Wales has no first-time buyer scheme.
- Add SDLT to legal fees, survey costs and the deposit before you make an offer.
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Frequently asked
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