England & Northern Ireland · bands from April 2025

Plan your purchase tax before you sign

Model Stamp Duty Land Tax from your sofa: pick a buyer path, type a price, and read the stacked bands so you know what completion cash really looks like.

HMRC-aligned bandsResidential schedule from 1 Apr 2025
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Progressive tax-band calculationNo signup requiredAlso: LBTT & LTT sister tools

Quick Snapshot

Estimated Output Preview

£0First-time buyer band
5%Additional property surcharge
14 DaysTypical filing payment window
3 RegionsSDLT, LBTT and LTT support
Mortgage Style UXBand BreakdownShare And Export
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Stamp Duty Land Tax calculator

Purchase Details
£
💡0% up to £300k. Relief applies up to £500k — lost entirely above that.
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SDLT sits on the buyer's side of the ledger in England and Northern Ireland. The tool below walks HMRC's progressive slices for ordinary freehold and leasehold homes: pick first-time relief, a standard move, or an extra dwelling, then compare totals before you raise your bid.

What does this tool actually do?

It runs the same stacked-band idea HMRC publishes for residential deals in England and Northern Ireland: you choose whether you are claiming first-time relief, buying a main home, or adding an extra dwelling, then the maths lands slice by slice. Nothing here submits a return; it is a rehearsal so your deposit, mortgage, and legal bill line up with what completion might ask for.

Figures follow the April 2025 schedule for ordinary freehold and leasehold homes. Your solicitor still signs off the real SDLT return. Crossing a border? LBTT for Scotland and LTT for Wales live on separate pages so you do not mix regimes.

Three steps to a figure you can trust

Get an instant SDLT estimate in three steps. No signup or personal details required — just your purchase price and buyer type.

1

Choose your buyer type

Select First Time Buyer (relief up to £500,000), Moving Home (main residence), or Additional Property (buy-to-let or second home). This sets the correct tax bands and reliefs.

2

Enter the purchase price

Type the property price in pounds. The field formats with commas. Use any residential purchase price — from a flat to a high-value house.

3

Review your results

See total SDLT, effective rate, and a band-by-band breakdown. Press Enter in the price field to calculate without clicking the button.

Example calculations

Example 1 — First-time buyer, £350,000

A first-time buyer purchasing at £350,000 pays 0% on the first £300,000 and 5% on £50,000 (£2,500). Total SDLT: £2,500. Relief applies because the price is under £500,000.

Example 2 — Moving home, £400,000

For a main residence at £400,000: 0% on the first £125,000; 2% on £125,000 (£2,500); 5% on £150,000 (£7,500). Total SDLT: £10,000. This is the standard progressive calculation used for most home movers.

Example 3 — Additional property, £250,000

An additional property (e.g. buy-to-let) at £250,000: 5% on the first £125,000 (£6,250) and 7% on the next £125,000 (£8,750). Total SDLT: £15,000. Higher rates apply to second homes and investment properties.

SAMPLE RESULT
Purchase price
£400,000
0% on £125,000£0
2% on £125,000£2,500
5% on £150,000£7,500
Total SDLT£10,000

Built for decisions, not dashboards

No funnels, no data harvesting — just the bands, the reliefs, and the running total so you can sanity-check an offer or a remortgage plan.

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Instant results

See your total stamp duty, effective rate and full band breakdown as soon as you click Calculate. No waiting, no forms.

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Three buyer types

First-time buyer (with relief up to £500k), moving home (main residence) and additional property — each with the correct SDLT bands and rules.

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April 2025 schedule

Thresholds match HMRC’s April 2025 refresh for residential SDLT, including the quirks on very small additional-property prices.

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Band-by-band breakdown

Understand exactly how your total is calculated with a clear table showing each tax band, rate and amount due in that band.

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Free, no signup

Use the calculator as often as you like. No account, no email, no payment — just enter a price and get your estimate.

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England & Northern Ireland

Focused on SDLT. We also offer separate LBTT (Scotland) and LTT (Wales) calculators so you can use the right tool for your region.

Frequently asked questions about SDLT

Quick answers to common questions.

SDLT is the buyer’s transfer tax on most land deals in England and Northern Ireland. HMRC collects it; conveyancers usually file. It is not the same as LBTT (Scotland) or LTT (Wales), which use different slices.

Main-home movers see 0% up to £125k, then 2%, 5%, 10%, and 12% on the slices above each threshold. First-timers get a reduced ladder up to £500k before the relief vanishes. Landlords and second homes pay higher percentages band-for-band, with special treatment under £125k. The long-form table sits in our rates guide.

Think income tax: only the slice inside a band picks up that rate. A £300k mover pays nothing on the first £125k, 2% on the next £125k, then 5% on the last £50k — not 5% on the whole price.

The buyer settles SDLT and normally signs the return. Solicitors wire the cash and paperwork inside the usual 14-day window after completion.

Often less, sometimes nothing, on purchases up to £500k thanks to relief; above that you drop back to the ordinary mover curve. Edge cases deserve a solicitor, not just a web form.

Anything that is not replacing your only or main home in the allowed way — typical buy-to-lets, boltholes, or a flat before the old house sells. Tiny prices can escape the surcharge; middling ones can trigger odd 5%-on-all rules between £40,001 and £125k.

No. Edinburgh needs LBTT; Cardiff needs LTT. Use the dedicated calculators on this site so Scottish or Welsh numbers do not inherit English bands.

It mirrors the April 2025 residential schedule and rounds down to whole pounds, but life gets messier than any public widget. Treat output as planning help and confirm with HMRC guidance or your conveyancer.

Calculations are based on SDLT rates effective from 1 April 2025 for freehold residential properties in England and Northern Ireland only. Figures are rounded down to the nearest pound and are for guidance only. Always seek advice from a qualified solicitor or conveyancer.