Estimate Stamp Duty Land Tax for England and Northern Ireland using April 2026 onwards rules.
Important: This calculator is for guidance only. Stamp Duty Land Tax can be complex where companies, trusts, inherited property, mixed-use property, linked transactions, non-resident surcharge rules or replacement main residence rules apply.
Rates used:
Standard movers:
• 0% up to £125,000
• 2% from £125,001 to £250,000
• 5% from £250,001 to £925,000
• 10% from £925,001 to £1.5m
• 12% above £1.5m
First-time buyers:
• 0% up to £300,000
• 5% from £300,001 to £500,000 (where relief applies)
Additional properties:
• Standard rates with a 5 percentage point surcharge added to each band.
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| Band | Taxable Amount | Rate | Tax |
|---|---|---|---|
| Enter a property price to see the band breakdown. | |||
| Total SDLT | £0.00 | ||
This calculator uses residential Stamp Duty Land Tax bands for England and Northern Ireland from April 2026 onwards. Standard residential purchases are calculated in slices: 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5m, and 12% above £1.5m.
First-time buyers purchasing a main residence for £500,000 or less can usually claim relief. Qualifying first-time buyers pay 0% on the first £300,000 and 5% on the remainder up to £500,000. If the price is more than £500,000, standard rates apply to the whole purchase.
If buying a residential property means you will own more than one residential property, the higher rates may apply. These are 5 percentage points above the standard SDLT rates. That means the rates become 5%, 7%, 10%, 15% and 17% across the same standard bands. The surcharge can apply even if you intend to live in the new property, unless the replacement main residence rules apply.
If you buy your new main home before selling your previous main home, you may initially pay the higher rates. You may then be able to apply for a refund of the additional amount if you sell your previous main home within 3 years. HMRC explains the process here: apply for a refund of the higher rates of SDLT. You can also use HMRC form SDLT16 where appropriate.
No. Stamp Duty Land Tax applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax. Those systems have different rates and rules.