UK Stamp Duty Calculator (SDLT) — England & NI

Stamp Duty Land Tax is charged in slices, the same way UK income tax brackets work — not as one flat rate on the whole price. First-time buyers get relief up to £500,000, while landlords and second-home buyers pay a 5% surcharge on top of every band. This calculator handles all three buyer types at once.

How to Use UK Stamp Duty Calculator

• 1.

  Enter the property price

• 2.

  Select your buyer type — home mover, first-time buyer, or additional property

• 3.

  View your total SDLT, effective rate, and total cost including tax

Key Features

• Slice-based calculation matching HMRC's actual method
• First-time buyer relief, including the cliff-edge loss above £500,000
• Additional-property 5% surcharge for landlords and second homes
• Effective rate and total cost shown alongside the tax owed

When to Use This Tool

• •

  Budgeting the total cash needed for a house purchase, not just the deposit

• •

  Checking whether first-time buyer relief applies before house-hunting above £500,000

• •

  Estimating the extra cost of a second home or buy-to-let purchase

• •

  Comparing SDLT across a few candidate price points before making an offer

Frequently Asked Questions