Stamp duty calculator
Estimate Stamp Duty Land Tax (SDLT) on residential property purchases in England.
Assumes England SDLT residential bands and a simple first-time buyer/additional property treatment.
Results
These are estimates based on your inputs.
How this calculator works
SDLT is charged in bands. Each part of the property price is taxed at the relevant rate for that band.
First-time buyer relief and additional property surcharges are applied with simplified assumptions.
What this calculator does
This calculator estimates stamp duty for residential purchases in England. It can model a standard purchase, first-time buyer relief, and additional property rates.
Use it early when planning a move to understand the upfront tax cost alongside deposit and fees.
How the formula works
We split your property price across tax bands and apply the relevant rate to each band portion. For additional properties, a surcharge is added to each band.
For first-time buyers, relief is applied in line with current threshold rules in this simplified model.
Worked example
Example: purchase price £425,000 as a first-time buyer. A larger portion of the price may be taxed at reduced or zero rates compared with a standard buyer, reducing SDLT.
If the same property is an additional purchase, surcharge rates can increase SDLT substantially.
Common mistakes
- Applying one tax rate to the whole property price.
- Forgetting additional property surcharges.
- Using the wrong UK nation (rules differ outside England).
- Ignoring legal and mortgage fees in total moving costs.
When to use this calculator
Use this when comparing properties, budgeting for a purchase, or deciding whether to buy as an additional property. For monthly costs, use the Mortgage payment calculator.
FAQs
Does this include all exemptions?
No. It is a practical estimate and does not cover every exemption, relief, or edge case.
Is this valid for Scotland and Wales?
No. Scotland (LBTT) and Wales (LTT) use different systems.
Should I use this before making an offer?
Yes. It helps estimate total upfront cash required.