Stamp duty by band
Tax due in each residential SDLT band.
Tax
Stamp Duty Calculator
Estimate England and Northern Ireland residential SDLT using selected rule periods, buyer type, and surcharges.
Estimated SDLT£11,250
Effective rate2.6%
Buyer scenarioStandard
Band calculation
£0 to £125,000£125,000 at 0.0%£0
£125,000 to £250,000£125,000 at 2.0%£2,500
£250,000 to £925,000£175,000 at 5.0%£8,750
Rules used
Rule periodCurrent rules from 1 Apr 2025
First-time buyer cap£500,000
Additional-property surcharge5.0%
Non-resident surcharge2.0%
Assumptions
Calculation notes
- Uses residential SDLT bands for England and Northern Ireland from 1 April 2025.
- Does not model Scotland LBTT, Wales LTT, mixed-use property, lease premiums, companies, trusts, linked transactions, or complex reliefs.
- Use HMRC guidance or a conveyancer for final tax liability.
Purchase tax
How stamp duty bands are applied
Stamp duty is calculated by splitting the purchase price across bands, then applying buyer circumstances such as additional-property rules.
Band-by-band method
The calculator applies the selected stamp duty rule period to the entered purchase price and buyer circumstances.
Where additional-property rules apply, the higher-rate surcharge is layered onto the normal residential bands for the selected jurisdiction where supported.
Tax band pathpurchase price split across tax bands -> band tax totals + applicable surcharge -> estimated stamp duty
Second-home example
Example: second-home purchase
- Purchase price: entered by user
- Buyer type: second home or replacement main residence
- Rules year: selected by user
Result: The output separates total tax and the rate assumptions used.
The surcharge can materially change affordability, so it should be checked before viewing second homes.
Where stamp duty can differ
- Complex cases such as mixed-use property, linked transactions and reliefs need specialist checks.
- Use the selected rules period carefully because stamp duty thresholds change over time.
Content reviewed: 7 September 2026.
Guide
Stamp Duty Calculator notes
Model residential stamp duty for standard, first-time buyer, additional-property, and non-resident scenarios across current and recent rule periods.
Review the calculation notes where rules, tax years, thresholds, or eligibility affect the result.
FAQs
Stamp Duty Calculator FAQs
What is the Stamp Duty Calculator for?
Model residential stamp duty for standard, first-time buyer, additional-property, and non-resident scenarios across current and recent rule periods.