Calculate Stamp Duty in England (SDLT Calculator)
Use our free Stamp Duty Land Tax (SDLT) calculator to estimate how much tax you will pay when purchasing residential property in England or Northern Ireland.
Stamp Duty Land Tax (SDLT) Calculator
Calculate how much stamp duty you will pay when buying a home or investment property in England.
Stamp Duty Tax Band Breakdown
| Price Band | Applied Rate | Taxable Portion | Tax Payable |
|---|---|---|---|
| Up to £250,000 | 0% | £250,000 | £0 |
| £250,001 to £925,000 | 5% | £100,000 | £5,000 |
| Total Stamp Duty Due: | £5,000 | ||
What is Stamp Duty Land Tax (SDLT) in England?
Stamp Duty Land Tax (SDLT) is a tax levied by HM Revenue & Customs (HMRC) on the purchase of property or land over a certain valuation threshold in England and Northern Ireland.
The amount of Stamp Duty you pay depends on several factors, including the property price, whether you are a first-time buyer, whether the property is your replacement main residence or an additional dwelling (such as a buy-to-let or holiday home), and your UK tax residency status.
Current UK Stamp Duty Rates & Bands (2025/2026)
SDLT operates on a tiered progressive band system. You only pay the tax rate on the portion of the property price that falls within each specific price band.
| Property Portion (Price Band) | Standard Rate (Main Residence) | Additional Property Rate (+5%) |
|---|---|---|
| Up to £250,000 | 0% | 5% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
First-Time Buyer Stamp Duty Relief Rules
If you are buying your first home and have never owned property anywhere in the world, you qualify for First-Time Buyer Relief:
- 0% Stamp Duty on property values up to £425,000.
- 5% Stamp Duty on the portion between £425,001 and £625,000.
- If the purchase price is over £625,000, First-Time Buyer Relief is lost entirely, and standard SDLT rates apply to the whole amount.
Additional Property Surcharge (Buy-to-Let & Second Homes)
If you purchase an additional residential property (such as a second home, holiday cottage, or buy-to-let property) and you already own a residential property worth £40,000 or more, you must pay a 5% higher rate surcharge on top of standard rates for each price band.
Non-UK Resident Surcharge (+2%)
Buyers who are non-UK residents are subject to a 2% surcharge on top of all existing rates. If a non-UK resident buys an additional property, both the 5% additional property surcharge and 2% non-resident surcharge apply (adding a total 7% extra across all bands).
When and How to Pay Stamp Duty to HMRC
You must submit a Stamp Duty Land Tax return to HMRC and pay the duty within 14 days of completion of the property transaction.
In almost all cases, your solicitor or conveyancer will handle the submission of your SDLT return and transfer the tax payable to HMRC on your completion day.
Regional Differences: Scotland & Wales
This calculator is designed for properties in England and Northern Ireland. If you are purchasing property in:
- Scotland: You will pay Land and Buildings Transaction Tax (LBTT).
- Wales: You will pay Land Transaction Tax (LTT).
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Frequently Asked Questions — Stamp Duty England
How much is Stamp Duty on a £350,000 house in England?
For a standard home mover (replacing main residence), Stamp Duty on a £350,000 property is £5,000 (0% on the first £250k + 5% on the remaining £100k). If you are a First-Time Buyer, you pay £0.
Who qualifies as a First-Time Buyer for Stamp Duty relief?
To qualify as a First-Time Buyer, an individual must intend to occupy the property as their main residence and must never have held a major interest in a residential property in the UK or anywhere else in the world.
Can Stamp Duty be added to a mortgage?
Yes, many lenders allow buyers to add the cost of Stamp Duty to their mortgage loan, provided it does not exceed loan-to-value limits. However, doing so increases the total interest paid over the mortgage term.
What happens if I sell my previous main home after buying a new one?
If you pay the 5% additional property surcharge when buying a replacement main home before selling your old one, you can claim a refund from HMRC for the surcharge as long as you sell your previous main home within 36 months.