Stamp Duty Calculator

Calculate Stamp Duty Land Tax (SDLT) for property purchases in England and Northern Ireland using 2026-27 rates. Updated with latest thresholds and surcharges[citation:9].

£
Move the slider or type directly. SDLT applies above £125,000 for residential properties[citation:9].
Non-resident surcharge applies if you spend less than 183 days in the UK in the 12 months before purchase[citation:9].

SDLT Calculation Results

Property Price £300,000
SDLT Payable £0
Effective Tax Rate 0%
Total Cost £300,000

Tax Band Breakdown

£0 - £125,000 @ 0% £0
£125,001 - £250,000 @ 2% £2,500
£250,001 - £300,000 @ 5% £2,500

Note: This calculator provides estimates based on standard rates. SDLT must be paid within 14 days of completion[citation:9]. Always consult a tax advisor for your specific situation.

How Stamp Duty is Calculated: Examples & Formula

Stamp Duty Land Tax uses a tiered (progressive) system where different portions of the property price are taxed at different rates[citation:9]. Below are practical examples showing the calculation method.

First-time Buyer Example

Scenario: First-time buyer purchasing a £450,000 residential property[citation:9].

£0 - £300,000 @ 0% = £0
£300,001 - £450,000 @ 5% = £7,500
Total SDLT = £7,500
Property Price: £450,000
First-time Buyer Relief: Up to £300,000
Taxable Amount: £150,000
SDLT Payable: £7,500
Home Mover Example

Scenario: Purchasing a £600,000 main residence (not first home)[citation:9].

£0 - £125,000 @ 0% = £0
£125,001 - £250,000 @ 2% = £2,500
£250,001 - £600,000 @ 5% = £17,500
Total SDLT = £20,000
Property Price: £600,000
Band 1 (0%): £0
Band 2 (2%): £2,500
Band 3 (5%): £17,500
Total SDLT: £20,000
Buy-to-Let Example

Scenario: Purchasing a £400,000 buy-to-let property[citation:9].

£0 - £125,000 @ 3% = £3,750
£125,001 - £250,000 @ 5% = £6,250
£250,001 - £400,000 @ 8% = £12,000
Total SDLT = £22,000
Property Price: £400,000
Additional Property Surcharge: +3% on each band
Effective Rates: 3%, 5%, 8%
Total SDLT: £22,000

Frequently Asked Questions about Stamp Duty

What is the deadline for paying Stamp Duty Land Tax?
SDLT must be paid to HMRC within 14 days of completing your property purchase. Your solicitor typically handles this payment on your behalf[citation:9].
Do first-time buyers pay stamp duty?
First-time buyers are exempt from SDLT on the first £300,000 of residential property purchases. For properties between £300,001 and £500,000, you pay 5% on the portion above £300,000. No relief is available for properties over £500,000[citation:9].
How much is the stamp duty surcharge for non-UK residents?
Non-UK residents pay an additional 2% surcharge on top of standard SDLT rates. This applies if you spend less than 183 days in the UK during the 12 months before your purchase[citation:9].
What's the difference between residential and commercial stamp duty?
Commercial properties (offices, warehouses, retail units) have different SDLT rates and thresholds compared to residential properties. Commercial rates start at 0% for properties under £150,000, while residential rates start at 0% for properties under £125,001[citation:1][citation:9].
Do I pay stamp duty on a leasehold property?
Yes, SDLT applies to leasehold purchases. The calculation considers both the lease premium (purchase price) and the net present value of the annual rent. Different rules apply for leases over 7 years[citation:1].

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