Stamp Duty (SDLT) Calculator — England & Northern Ireland
Enter the purchase price and buyer type to see your Stamp Duty Land Tax instantly. Rates are the current permanent bands (post-April 2025) including first-time buyer relief and the 5% additional-property surcharge.
How it works
SDLT is banded like income tax: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. Each rate applies only to the slice of price within its band — a £400,000 house pays £2,500 + £7,500 = £10,000, not 5% of the whole price.
First-time buyers pay nothing up to £300,000 and 5% on the portion between £300,001 and £500,000. Buying above £500,000 removes the relief entirely — the standard table then applies from the first pound. Note: some websites still show the old £625,000 cap, which ended in April 2025.
Buying an additional property (second home or buy-to-let) adds a 5% surcharge on the entire price on top of standard rates — raised from 3% at the October 2024 Budget. Scotland (LBTT) and Wales (LTT) have entirely different systems not covered by this calculator.
FAQ
How much stamp duty will I pay on a £400,000 house?
As a standard buyer: £10,000 (2% on the £125,000-£250,000 slice = £2,500, plus 5% on £250,000-£400,000 = £7,500). As a first-time buyer: £5,000 (nothing to £300,000, 5% on the last £100,000). As a second-home buyer: £30,000 (£10,000 standard + 5% surcharge on the full price).
What is first-time buyer relief in 2026?
If every buyer is purchasing their first home anywhere in the world, no SDLT is due up to £300,000 and 5% applies between £300,001 and £500,000. If the price exceeds £500,000, relief disappears completely and standard bands apply. The temporary £425,000/£625,000 thresholds ended on 31 March 2025.
When is the 5% surcharge payable?
When you buy a residential property and will own more than one at completion — typically second homes and buy-to-lets. It applies to the whole purchase price, on top of the standard bands. If you are replacing your main residence and sell the old one within 3 years, you can claim the surcharge back.
Does this calculator work for Scotland or Wales?
No — Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with different bands and their own first-time buyer rules. This calculator covers England and Northern Ireland only. Scottish and Welsh versions are planned.