Stamp Duty
£5,000.00
Effective Rate
1.70%
Surcharge
£0.00
Rates & sourcesfrom 1 Apr 2025
SDLT residential bands effective 1 April 2025 (post-Autumn-Budget-2024 changes).
Source: HMRC — Stamp Duty Land Tax — figures refreshed at the start of each tax year.
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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: budgeting the tax bill on a UK purchase
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 tax number matters because it sits alongside the deposit, fees, and moving costs. A property can look affordable on the mortgage alone and still stretch the total upfront budget.
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 Stamp Duty Land Tax (SDLT) bands currently in force in England and Northern Ireland to your entered purchase price. SDLT is a tiered, or 'slice', tax: each rate applies only to the portion of the purchase price falling within that band, not to the full amount. The calculator incorporates the higher rates applicable to additional residential properties and, where indicated, the first-time buyer relief. Note that Scotland and Wales operate separate property transaction taxes — LBTT and LTT respectively — with their own thresholds and rates set by their devolved governments. This tool does not cover those jurisdictions. Tax rules can change at each Budget, so always verify the current thresholds on the HMRC website or with a solicitor before exchanging contracts.
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
- Run a second scenario with a higher rate or shorter term so you can see the downside clearly.
- Compare the result with an affordability or overpayment calculator before applying.
- Use the related guides below to understand trade-offs before you request live quotes.
- Note down the monthly payment and total interest for your two or three strongest scenarios so you have a clear comparison ready when you speak to a broker.
- Check whether making a modest overpayment each month would reduce total interest significantly — run the overpayment calculator next to find out.
Go deeper — 4 guides reference this calculator
- 8m
First-Time Buyer Mortgage Guide: Schemes, LTVs, Stamp Duty Relief
Everything a UK first-time buyer needs to know about mortgages — typical LTVs, Help-to-Buy, Lifetime ISA, stamp duty relief thresholds, and realistic budgets.
- 7m
UK Stamp Duty (SDLT) Explained: 2025/26 Rates, First-Time Buyer Relief, Second-Home Surcharge
Clear walkthrough of UK Stamp Duty Land Tax — current bands, first-home relief up to £500,000 (0% to £300,000), +5% additional-property surcharge, and worked examples.
- 10m
UK Capital Gains Tax: Complete Guide to Shares, Property and Crypto
Comprehensive UK CGT guide for 2025/26 — the £3,000 allowance, post-Oct-2024 rates, 60-day property rule, share matching rules, crypto disposals and loss relief.
- 11m
UK Inheritance Tax 2025/26: NRB, RNRB, Gifting & 2027 Pension Changes
Complete UK IHT guide — the £325k NRB and £175k RNRB, £2m taper, 7-year gifting rule, new 2027 pension inclusion, and Business/Agricultural Relief caps.
Frequently asked
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