UK Stamp Duty Calculator
Calculate Stamp Duty Land Tax on residential property purchases in England and Northern Ireland. Free, privacy-first — inputs never leave your browser.
Property Details
Stamp Duty (SDLT)
SDLT Payable
£7,500
Effective rate: 2.14%
Property Price
£350,000
SDLT
£7,500
Total Cost
£357,500
For estimation only. Not professional financial, tax, or legal advice. Consult a qualified advisor before making decisions. Full disclaimer.
SDLT bands (standard)
Stamp Duty Land Tax rates are set by HMRC (Stamp Duty Land Tax).
| Price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Above £1.5m | 12% |
First-time buyer relief
Zero SDLT up to £425,000 for first-time buyers, provided the property is below £625,000. Between £425k and £625k you pay 5% on the portion above £425k.
Additional property (second home / buy-to-let)
A 5% surcharge is added on top of all standard bands. Applies if you own another residential property worldwide at the time of purchase.
Common questions about Stamp Duty
What are the SDLT bands for 2026?+
Standard: 0% up to £125k, 2% £125k-£250k, 5% £250k-£925k, 10% £925k-£1.5m, 12% above. First-time buyers: 0% up to £425k (if property < £625k). Additional property (second home/BTL): +5% on top of standard bands.
Do I pay SDLT as a first-time buyer?+
Zero SDLT on purchases up to £425,000 for first-time buyers, provided the property is below £625,000. Between £425k and £625k, you pay 5% on the excess.
SDLT in Scotland and Wales?+
Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands. Wales uses Land Transaction Tax (LTT). Neither is covered by this SDLT calculator.
When is SDLT payable?+
Within 14 days of completion. Usually handled by your solicitor/conveyancer as part of the purchase, using the SDLT return (SDLT1 form). Late filing triggers £100 penalty plus escalating fines. Even if no tax is due (e.g., zero-rate first-time buyer purchase), a return must still be filed for most transactions. Confirm with your solicitor; don't assume it's done.
Is SDLT payable on inherited property?+
No — SDLT does not apply to inheritance. However, Inheritance Tax may apply to the estate above the £325,000 nil-rate band (+ £175,000 residence nil-rate band when passing a main home to direct descendants, so couples can pass up to £1M combined). If you later buy additional property while owning the inherited one, the second-home 5% surcharge may apply to the purchase — plan sales or transfers carefully to avoid surprises.
Can I claim SDLT back if the property is defective?+
Generally no — SDLT is a tax on transfer, not property quality. The exception: SDLT paid in anticipation of completion that didn't happen is refundable. You also cannot reclaim SDLT if you later sell at a loss. Some buyers unsuccessfully tried "multiple dwellings relief" (MDR) aggressive claims on houses with granny annexes; HMRC tightened this in 2024 — genuine separate dwellings required. Consult a SDLT specialist for complex purchases above £1.5M.