Stamp Duty calculator (England & NI)
Stamp Duty Land Tax on a residential purchase in England or Northern Ireland, with first-time buyer and additional home rates.
About the stamp duty calculator (england & ni)
Stamp Duty Land Tax on a residential purchase in England or Northern Ireland, with first-time buyer and additional home rates.
Part of SmartCalcy’s mortgage & real estate tools. It runs in your browser with no account, uses your own currency and units (change them at the top of the page), and gives estimates for information only, so check official guidance before you rely on a result.
How to use the stamp duty calculator (england & ni)
What it calculates and when to use it
Calculate Stamp Duty Land Tax on a residential purchase in England or Northern Ireland, including first-time buyer relief and the higher rates for additional properties.
How to use it, step by step
- Enter the purchase price.
- Choose home mover, first-time buyer or additional property.
- Tick the box if the buyer is not UK resident.
- Read the tax due and the band-by-band breakdown.
What each input means
- Buyer – Standard rates for a home mover, relief for a first-time buyer, or the 5% surcharge on additional homes and companies.
- Non-UK resident – Adds a 2% surcharge.
How to read the results
- Stamp Duty to pay – The total tax.
- Band breakdown – Tax charged in each slice of the price.
The formula
Tax is charged on each slice of the price: 0% to 125,000, 2% to 250,000, 5% to 925,000, 10% to 1,500,000 and 12% above. First-time buyers pay 0% to 300,000 and 5% from 300,000 to 500,000 and get no relief above 500,000. Surcharges are added on the whole price.
A worked example
A 350,000 purchase by a home mover: 0 on the first 125,000, 2,500 on the next 125,000 and 5,000 on the final 100,000, a total of 7,500, or 2.14% of the price.
Assumptions and limits
- Rates apply from 1 April 2025 for England and Northern Ireland.
- Scotland (LBTT) and Wales (LTT) have their own taxes.
- Mixed-use, leasehold and multiple-dwelling rules are not covered.
Common mistakes
- Applying the rate to the whole price instead of each band.
- Assuming first-time buyer relief applies above 500,000.
Frequently asked questions
When did the thresholds change?
Temporary higher thresholds ended on 31 March 2025, so the lower thresholds shown here apply from 1 April 2025. Check GOV.UK for any later change.
Who counts as a first-time buyer?
Everyone buying must never have owned a residential property anywhere in the world.
Dated rule: SDLT rates for England and Northern Ireland effective 1 April 2025. Check GOV.UK before relying on the result.
Related tools
Details
- £0 to £125,000
- £00%
- £125,000 to £250,000
- £2,5002%
- £250,000 to £350,000
- £5,0005%