Skip to content
calculatorzone
UK · 2026/27

Stamp Duty Calculator

Estimate SDLT for a home in England or Northern Ireland, including first-time buyer relief and additional-property rates.

Last reviewed: 3 August 2026Source: HMRC — Stamp Duty Land TaxUpdated every: methodology change
Stamp Duty Calculator · UKFinance & Mortgages
Try:

Results update when you select Calculate.

Example result based on the prefilled values.

Stamp Duty

£5,000.00

Effective Rate

1.70%

Surcharge

£0.00

Continue your plan

Useful next calculations

Related to this calculation

Plan the full cost of moving

Carry sale equity through selling, buying, tax, mortgage and removal costs.

Check the remaining property budget

Reassess borrowing and monthly headroom after allowing for SDLT.

Rates & sourcesfrom 1 Apr 2025

SDLT residential bands effective 1 April 2025 (post-Autumn-Budget-2024 changes).

£0 – £125,0000%
£125,001 – £250,0002%
£250,001 – £925,0005%
£925,001 – £1.5m10%

Source: HMRC — Stamp Duty Land Tax — source checked for from 1 Apr 2025.

When to use this calculator

  • Before comparing lenders, brokers, or repayment options.
  • When you want to test how a different deposit, rate, or term changes affordability.
  • When you need a quick estimate before using a formal quote or agreement in principle.
  • When you are stress-testing your budget against a potential rate rise to see the impact on monthly payments.
  • When you want to understand the full cost of borrowing — not just the monthly figure — before you commit.

Example: adding SDLT to the completion budget

Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.

Purchase price

£250,000

Cash deposit

£50,000

Mortgage required

£200,000

Buyer type

Standard residential purchase

The SDLT result is separate from the deposit and mortgage. Add it to legal fees, survey costs, removals, and any immediate repairs before deciding how much cash can safely go toward the purchase price.

How to read your results

Stamp Duty

Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.

Effective Rate

The effective rate lets you compare options on a true like-for-like basis rather than being misled by different compounding periods or fee structures. Use it to cut through headline marketing rates when shortlisting providers or products.

Surcharge

Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.

Method & assumptionsAuthoritative sources

This calculator applies the residential Stamp Duty Land Tax (SDLT) bands in force in England and Northern Ireland from 1 April 2025. SDLT is charged in slices. It includes first-time buyer relief and the 5% higher rates for an additional property, but it does not combine those mutually exclusive treatments.

It does not model the separate 2% non-UK resident surcharge, purchases by companies, linked transactions, mixed-use property or other specialist rules. Scotland and Wales use LBTT and LTT instead. Verify your position with HMRC and your conveyancer before exchange.

Official references

Common mistakes

  • !Mixing up loan amount and property value, which can distort affordability and LTV.
  • !Using a headline rate but forgetting fees, insurance, taxes, or repayment type.
  • !Testing only one term length instead of comparing the payment and total cost together.
  • !Forgetting that a repayment mortgage and an interest-only mortgage produce very different monthly figures and total costs.
  • !Not accounting for the impact of a rate revert after an introductory fixed period ends, which can sharply increase payments.

What to do next

  • Confirm which buyer status applies, especially if anyone in the purchase already owns residential property.
  • Add the SDLT estimate to the deposit and other completion costs rather than folding it into the mortgage payment.
  • Verify the final liability with the conveyancer and current HMRC guidance before exchange or completion.

Go deeper — 4 guides reference this calculator

Frequently asked

From 1 April 2025 the standard SDLT bands are: 0% on the first £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1.5m, and 12% above £1.5m. These rates apply to residential purchases by non-first-time buyers who own no other property.

Use arrow keys to navigate items, Enter or Space to expand/collapse.