UK SDLT Calculator 2026
Estimate Stamp Duty Land Tax on residential property purchases in England & Northern Ireland using current rates (post-April 2025 changes).
Your Estimated SDLT
How Does the SDLT Calculator Work?
This tool calculates Stamp Duty Land Tax (SDLT) for residential properties in England & Northern Ireland using 2026 rates (effective since 1 April 2025). It applies progressive bands, first-time buyer relief (up to £300,000 nil-rate, 5% to £500,000), and the 5% surcharge for additional properties. Results are estimates — excludes leasehold NPV, mixed-use, companies, refunds, etc.
Example: £350,000 first-time buyer → £0 SDLT (fully within £300,000 nil band). Standard buyer → £5,000 (2% on £125,001–£250,000 + 5% on £250,001–£350,000). Additional property → higher due to 5% surcharge on whole price.
Always verify with the official HMRC SDLT calculator or a solicitor. This is not tax advice.
Frequently Asked Questions
Standard: 0% to £125k, 2% to £250k, 5% to £925k, 10% to £1.5m, 12% above. First-time buyers: 0% to £300k, 5% to £500k (no relief above). Additional properties: +5% surcharge on all bands.
You (and anyone you’re buying with) must never have owned a residential property anywhere in the world. Relief only applies if price ≤ £500,000; above that standard rates apply to full amount.
5% added if the purchase means you’ll own more than one residential property worldwide (even if selling another). Applies to buy-to-let, second homes, etc. — no exemptions in calculator for simplicity.
No — Scotland uses Land and Buildings Transaction Tax (LBTT), Wales uses Land Transaction Tax (LTT). Different rates and thresholds.
Quick Guide to SDLT in the UK
Overview
SDLT is a tax on property purchases over certain thresholds in England & Northern Ireland. Rates are progressive and vary by buyer status.
Tips
Check eligibility for first-time buyer relief early. Consider timing if selling/buying multiple properties. Use HMRC’s online calculator for complex cases (leases, companies, linked transactions).
Limitations
Calculator excludes non-residential, leasehold NPV, multiple dwellings relief, refunds (e.g. selling previous home within 3 years), higher rates for companies, etc. Estimates only — seek professional advice.