Stamp Duty Land Tax Calculator
Work out the stamp duty on a property purchase in England or Northern Ireland, band by band, including first-time buyer relief and both surcharges.
Your purchase
The chargeable consideration — usually the purchase price, including anything else given for the property.
Non-residential covers commercial property, agricultural land, six or more dwellings in one transaction, and mixed properties such as a shop with a flat above.
First-time buyer relief needs everyone buying to be a first-time buyer. Choose 'additional property' if you will own more than one home after completion.
You are non-resident for SDLT if you were not in the UK for at least 183 days during the 12 months before the purchase. The surcharge applies to residential property only.
Enter a property price above
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Tax year 2026/27 · figures as at 26 August 2026
How this is calculated
- Property price£0
- Rate table usedStandard residential rates for a single propertyResidential
- Total Stamp Duty Land Tax£0.00
- Effective rateTotal SDLT as a percentage of the price you pay0.00%
Assumptions used
- Stamp Duty Land Tax applies to property in England and Northern Ireland only. Property in Scotland is subject to Land and Buildings Transaction Tax, and in Wales to Land Transaction Tax — neither is calculated here.
- SDLT is charged in slices: each rate applies only to the portion of the price falling in that band.
- First-time buyer relief gives a nil rate to £300,000 and 5% from £300,001 to £500,000. It is unavailable entirely if the price exceeds £500,000.
- The higher rates for additional dwellings add 5% to every band and apply where the price is £40,000 or more.
- The non-UK resident surcharge adds 2% to every band of residential SDLT and stacks with any other rates that apply, including first-time buyer relief.
- Freehold purchases and lease premiums only. SDLT on the net present value of rent under a new lease is not calculated here.
- Linked transactions, purchases of six or more dwellings, shared ownership, multiple dwellings and company or trust purchases follow different rules and are not modelled.
Buying a property and want the tax side checked?
We'll email your band-by-band breakdown, and flag anything that could change the figure — replacing a main residence, a mixed-use classification, or a surcharge refund you may be owed.
Things that commonly change the figure
- Replacing your main residence. If you buy before selling your old home you pay the 5% surcharge, but you can reclaim it if the previous main residence is sold within 36 months.
- Mixed use. A property with both residential and non-residential parts — a flat above a shop, for example — is taxed at the lower non-residential rates.
- Becoming UK resident after completion. The 2% non-resident surcharge can be reclaimed if you spend 183 days in the UK in any continuous 365-day period spanning the purchase.
- Buying with someone else. First-time buyer relief is lost if anyone buying with you has owned a home before, anywhere in the world.
The return is due within 14 days of completion
An SDLT return must be filed and the tax paid within 14 days of completion, even where no tax is due on most transactions. Your conveyancer normally does this on the day of completion.
Related calculators
Indicative only. SDLT depends on the full facts of the transaction, including linked purchases, what is included in the price, the condition and use of the property, and who is buying. Your conveyancer files the SDLT return and is responsible for the amount paid.