Calculators
SDLT calculator for England and Northern Ireland
Stamp Duty Land Tax only, with HMRC’s rates from 1 April 2025 and every surcharge that can apply.
Checked by Radif Partners · Editorial policy · How we calculate
Stamp Duty Land Tax is charged by HMRC on purchases of land and property in England and Northern Ireland, at the rates in force since 1 April 2025: nothing up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1,500,000 and 12% above. A £400,000 home therefore costs £10,000. The calculator adds what HMRC adds: 5% on every band if a buyer will own two homes, 2% more if any buyer was in the UK fewer than 183 days in the year before completion, and the flat 17% rate when a company buys a home above £500,000 without a relief. First-time buyers get their own bands up to £500,000. The return and the payment are due within 14 days of completion, usually through your conveyancer.
More options: commercial property, company relief
Stamp Duty Land Tax · England and Northern Ireland
£5,000
1.7% of £300,000 · rule applied: Standard residential rates
| Portion | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £925,000 | 5% | £2,500 |
Return and payment due within 14 days of completion.
Same purchase elsewhere in the UK
What this calculator asks, and why
Four facts decide an SDLT bill. The price sets which bands are reached. Your situation picks the table: first-time buyer, a single home, or a purchase that leaves a buyer with two dwellings. Who buys matters because a company never gets the relief and may fall under the 17% rate. Residence matters because non-UK residents pay 2% more on every band. The advanced options cover mixed-use and commercial property, which uses a separate table with a nil band to £150,000, and the reliefs that keep a company out of the flat rate.
| Portion of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Reading the result
The large figure is the tax due. Under it, each band shows the slice of the price that falls in it and the tax on that slice, so you can see which part of the price costs most. The surcharge lines separate what you pay because of a second home or residence abroad, and the refund line tells you how much comes back if the surcharge is only due because your old home has not sold yet. The three boxes at the bottom compare the same purchase in Scotland and Wales.
The figure is rounded down to the pound, as HMRC does. At £295,000, the calculator returns £4,750, the exact figure printed in HMRC’s guidance.
When to use the official calculator as well
HMRC’s own calculator asks more questions than this one because it also handles leases with rent, linked purchases and several reliefs. If your purchase involves a new lease with an annual rent, a purchase from a connected seller, or six or more dwellings at once, run it there too and ask your conveyancer which figure goes on the return. For the ordinary cases, a house or flat bought by one or more people, a second home, a company purchase or a buyer living abroad, the two give the same answer, and this page also shows the slices and what you would pay in Scotland or Wales.