Stamp Duty Land Tax Calculator UK

Purchase price band	Standard rate	FTB rate	Additional dwelling	Non-resident
Up to £250,000	0%	0% (up to £425k FTB)	5% (Oct 2024+)	2%
£250,001 to £425,000	5%	0% (FTB only)	5%+5%	5%+2%
£425,001 to £625,000	5%	5% (FTB only)	5%+5%	5%+2%
£625,001 to £925,000	5%	Standard rates apply	5%+5%	5%+2%
£925,001 to £1,500,000	10%	10%	10%+3%	10%+2%
Above £1,500,000	12%	12%	12%+3%	12%+2%

Feature	LazyTools	gov.uk SDLT tool	Rightmove	Zoopla
First-time buyer relief	✓ Yes	✓	✓	✓
5% BTL surcharge (Oct 2024+)	✓ Yes	✓	✓	✓
2% non-resident surcharge	✓ Yes	✗	✗	✗
Non-resident + BTL combined	✓ Yes	✗	✗	✗
Total purchase cost shown	✓ Yes	✗	✓	✓
Free, no registration	✓ Yes	✓	✓	✓

📖 Complete guide

Stamp Duty Land Tax Calculator UK: Complete Guide

Stamp Duty Land Tax is one of the largest transaction costs when buying property in England and Northern Ireland. Getting the calculation right matters - particularly for first-time buyers, buy-to-let investors, and overseas buyers who face different rates.

How SDLT is calculated on standard purchases

SDLT uses a tiered "slice" system like income tax - each rate only applies to the portion of the price within that band. For a £400,000 purchase: 0% on first £250,000 = £0, then 5% on £150,000 (£250,001 to £400,000) = £7,500. Total SDLT = £7,500. The effective rate is 1.875% even though the marginal rate on the top slice was 5%.

First-time buyer relief: the rules and limits

First-time buyer relief reduces SDLT significantly for purchases up to £625,000. For a £500,000 first purchase: 0% on first £425,000 = £0, 5% on £75,000 (£425,001 to £500,000) = £3,750. Compare to the non-FTB calculation: 0% on £250,000 + 5% on £250,000 = £12,500. The saving is £8,750. Above £625,000, the relief completely disappears and standard rates apply to the full price.

Buy-to-let and second home SDLT

The 5% additional dwelling surcharge (increased from 3% to 5% from 31 October 2024) was introduced in 2016 to cool the buy-to-let market. For a £300,000 BTL purchase: standard SDLT would be £2,500 (0% on £250,000 + 5% on £50,000). Add the 3% surcharge on the full £300,000 = £9,000. Total SDLT = £11,500. The surcharge applies to the full price, making the effective rate much higher than for equivalent main residence purchases.

Overseas buyers: the 2% non-resident surcharge

Since April 2021, non-UK resident buyers pay a 2% surcharge on residential property purchases. UK citizens who have spent fewer than 183 days in the UK in the 12 months before purchase count as non-residents. For dual non-resident and additional dwelling buyers, both surcharges stack: 2% + 3% = 5% surcharge on top of standard rates.

Scotland and Wales: different property taxes

Scotland replaced SDLT with Land and Buildings Transaction Tax (LBTT) in 2015. The current LBTT thresholds are different: 0% up to £145,000 (£175,000 for FTB), 2% on £145,001 to £250,000, 5% on £250,001 to £325,000, 10% on £325,001 to £750,000, and 12% above £750,000. Wales has Land Transaction Tax (LTT). Always use country-specific calculators for Scottish and Welsh purchases.

Frequently asked questions

What are the SDLT thresholds for 2026/27?

Standard SDLT rates in England and Northern Ireland 2024: 0% on the first £250,000, 5% on £250,001 to £925,000, 10% on £925,001 to £1,500,000, and 12% on the portion above £1,500,000. SDLT is charged on each slice, not the whole price, making the effective rate lower than the headline rates suggest.

What is first-time buyer SDLT relief in 2024?

First-time buyers pay 0% SDLT on the first £425,000 and 5% on the portion between £425,001 and £625,000. No relief applies on properties priced above £625,000 - the standard rates apply to the full price. Both buyers must be first-time buyers in a joint purchase.

What is the 3% SDLT surcharge for additional dwellings?

An additional 3% SDLT surcharge applies if you are buying a second residential property - whether buy-to-let, holiday home, or second home - and you already own another dwelling. The 5% applies to the full purchase price on top of the standard rates. You can claim a refund within 3 years if you sell your previous main residence.

What is the 2% non-UK resident SDLT surcharge?

A 2% surcharge applies to residential property purchases by non-UK residents. It stacks on top of standard rates, first-time buyer rates, or additional dwelling rates. UK citizens who have been abroad for more than 183 days in the 12 months before purchase are treated as non-UK residents for SDLT purposes.

Does Scotland or Wales have different stamp duty?

Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands and thresholds. Wales uses Land Transaction Tax (LTT). Both have their own first-time buyer reliefs and additional dwelling surcharges. This calculator covers England and Northern Ireland SDLT only.

When do I pay Stamp Duty Land Tax?

SDLT must be paid and a return filed within 14 days of completing your property purchase. Your solicitor typically handles the payment from completion funds. Late payment incurs interest and penalties. You can apply for a refund if you overpay - for example if you sell a previous main residence within 3 years of paying the additional dwelling surcharge.

Is SDLT payable on shared ownership property?

Yes, but shared ownership SDLT is complex. You can elect to pay SDLT on the market value of the whole property upfront (which is more efficient if you plan to staircase), or pay only on the portion you are purchasing with a further charge when you staircase above 80%. First-time buyer relief applies to shared ownership under the same thresholds.

What is mixed-use SDLT?

If a property has both residential and commercial elements (a flat above a shop, a farmhouse with agricultural land), it is treated as mixed-use and the non-residential SDLT rates apply. Non-residential SDLT is typically lower: 0% up to £150,000, 2% on £150,001 to £250,000, and 5% above. The 5% additional dwelling surcharge (increased from 3% to 5% from 31 October 2024) does NOT apply to mixed-use properties.

How to use this calculator for tax planning

Financial calculations are most valuable when used proactively - before making decisions, not after. Use this calculator to model different scenarios: what happens if you increase the investment amount by 20%? What if the tenure changes by 5 years? What if the interest rate moves by 1%? Scenario modelling with a calculator is free and takes minutes, but the decisions it informs can save or earn lakhs of rupees over a lifetime. Revisit your calculations annually as rates, tax rules, and personal circumstances change - the financial landscape in India evolves significantly year to year.

Regulatory and rate changes to watch in 2024-25

The financial year 2024-25 has seen significant changes affecting personal finance calculations in India and the UK. In India: Union Budget July 2024 increased LTCG rate to 12.5% and exemption to Rs.1.25 lakh; STCG on equity increased to 20%; small savings scheme rates have been stable since January 2024. In the UK: April 2024 saw employee NI reduce from 12% to 8% and self-employed Class 4 reduce from 9% to 6%; CGT rates on residential property changed to 18%/24% following the October 2024 Budget. Always verify current rates with official sources (income tax India: incometax.gov.in; HMRC UK: gov.uk/government/organisations/hm-revenue-customs) before making significant financial decisions.

Common mistakes in personal finance calculations

The most common errors in personal financial planning: (1) Using pre-tax return rates when the investment is taxable - always compare on a post-tax basis. (2) Ignoring inflation when planning long-term goals - Rs.10 lakh needed in 20 years requires Rs.32 lakh at 6% inflation. (3) Not accounting for charges: expense ratio on mutual funds, processing fee on loans, and withdrawal penalties on fixed income instruments all reduce actual returns. (4) Planning for best-case returns rather than conservative estimates - model at 10% return, not 15%, for long-term equity SIP projections. (5) Treating past performance as future guarantee - historical equity fund returns have been volatile decade to decade.

Privacy and data security

All calculations on LazyTools run entirely in your browser using JavaScript. No input data - salary, investment amounts, loan details, or personal information - is transmitted to any server, stored in any database, or shared with any third party. The calculator works offline once the page has loaded (except Google Fonts). LazyTools is monetised through Google AdSense display advertising, which uses advertising cookies independent of calculator functionality. If you prefer completely ad-free use, your browser's reading mode or a content blocker will hide the ad units without affecting the calculator.

Linking this calculator to your broader financial plan

No single financial calculator exists in isolation. Take-home pay calculations feed into EMI affordability checks. Loan EMI calculations feed into investment capacity planning. Investment corpus calculations feed into retirement income planning. Use the related tools linked below to build a complete picture of your financial position. A comprehensive financial plan typically covers: income and tax optimisation (salary structure, HRA, 80C investments); debt management (home loan, car loan, personal loan); medium-term savings (SIP, ELSS, PPF, RD); and long-term retirement planning (EPF, NPS, SSY for daughter). Each LazyTools calculator addresses one piece of this puzzle.

Getting the most from this calculator

For the best results, revisit this calculator whenever your financial situation changes: salary increment, change in loan, new investment, or a change in tax rules. Financial calculations are dynamic - a 1% change in interest rate or return can significantly alter outcomes over 10-20 year horizons. LazyTools calculators are updated to reflect current rates and tax rules. Bookmark this page and return annually to recalibrate your financial plan. If you are making a significant financial decision - taking a large loan, making a major investment, or restructuring your salary - consider consulting a certified financial planner (CFP) or chartered accountant (CA) alongside using this calculator. Free calculators provide accurate mathematical output but cannot replace personalised professional advice that accounts for your specific circumstances, goals, risk tolerance, and legal situation.

Legislation and government sources (2026/27 tax year)

This calculator uses rates and rules from the following Acts of Parliament and HMRC guidance documents. All rates are for the 2026/27 tax year (6 April 2026 to 5 April 2027) unless stated otherwise. Verify current rates at gov.uk before making significant financial decisions:

Disclaimer: This calculator provides mathematical calculations only and does not constitute financial, tax, or legal advice. Rates correct as at May 2026 (2026/27 tax year). Consult a qualified accountant, tax adviser, or financial planner for advice specific to your circumstances.

Stamp Duty Land Tax Calculator UK

Stamp Duty Land Tax Calculator UK Tool

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