Sdlt Uk Calculator

Background.

Stamp Duty Land Tax is charged on the price of a home bought in England or Northern Ireland, and it works like income tax rather than a flat fee: the price is cut into slices and each slice is taxed at its own rate. Nothing is due on the first £125,000. The part of the price from £125,000 to £250,000 is taxed at 2%, from £250,000 to £925,000 at 5%, from £925,000 to £1.5 million at 10%, and anything above £1.5 million at 12%. Those are the standard residential rates for purchases from 1 April 2025, and they are the only rates used here.

Because each rate touches only its own slice, crossing a band boundary never makes the bill jump. A £500,000 home attracts £15,000: £2,500 from the 2% slice and £12,500 from the 5% slice. The effective rate — the tax as a share of the whole price — rises gently with price, from 1% at £250,000 to 3% at £500,000 and 6.25% at £1.5 million, even though the top marginal rate is 12%. For budgeting, the marginal rate is the useful one: between £250,000 and £925,000, every extra £10,000 on the offer adds £500 of tax.

A good deal of real-world SDLT sits outside this page. First-time buyer relief, the higher rates for additional dwellings such as second homes and buy-to-lets, the surcharge for buyers not resident in the UK, purchases by companies, rent on new leases, linked transactions and non-residential or mixed-use property all change the bill and are not applied. Scotland and Wales have their own taxes with their own bands.

Treat the figure as an arithmetic check of the standard bands, not tax advice. HMRC's own SDLT calculator on GOV.UK asks the questions that decide which rules apply to you, and your conveyancer, who normally files the return, has the final word on what you owe.

What is sdlt uk calculator?

Stamp Duty Land Tax (SDLT) is paid by the buyer of land or property in England and Northern Ireland and is worked out on the chargeable consideration, normally the purchase price. For a standard residential purchase from 1 April 2025 the price is split into five bands taxed at 0%, 2%, 5%, 10% and 12%, and the tax is the sum of the amounts from each band. The effective rate is that total divided by the price.

How to use this calculator.

1. 01Check first that the standard rates fit your purchase: if you are a first-time buyer, already own a home anywhere, are not UK resident, are buying through a company, or the property is in Scotland or Wales, the figure here will not be your bill.
2. 02Enter the agreed purchase price in pounds — the figure in the contract, not the asking price or the size of your mortgage.
3. 03Read the stamp duty and the effective rate. Try a few prices around your budget to see what a higher offer would cost in tax as well as in price.
4. 04Before completion, confirm the amount with your conveyancer or HMRC's calculator on GOV.UK, which apply reliefs and surcharges this page leaves out.

The formula.

The tax is the sum of five slices. Writing P for the purchase price in pounds: SDLT = 0% × min(P, 125,000) + 2% × the part of P between 125,000 and 250,000 + 5% × the part between 250,000 and 925,000 + 10% × the part between 925,000 and 1,500,000 + 12% × the part above 1,500,000. A band the price never reaches contributes nothing. The thresholds and rates are the GOV.UK standard residential rates for England and Northern Ireland from 1 April 2025. Once the price passes £250,000 the 2% band is full and always contributes £2,500; past £925,000 the 5% band adds a fixed £33,750, and past £1.5 million the 10% band a fixed £57,500. Above £1.5 million the bill is therefore £93,750 plus 12% of the excess. The effective rate is SDLT ÷ P × 100.

A worked example.

Frequently asked questions.

References& sources.

1. [1]UK Government. SDLT residential rates current 2026. Residential property rates from 1 April 2025. Retrieved 2026-08-06.
2. [2]U.S. Internal Revenue Service. Tax guidance current 2026. Official forms, instructions and tax topics. Retrieved 2026-08-06.
3. [3]OpenStax, Rice University. Principles of Finance, 2022. Chapters 6–10. Retrieved 2026-08-06.