Buyer tools
Stamp Duty Calculator
Estimate how much Stamp Duty Land Tax you may need to pay when buying a residential property in England or Northern Ireland.
Enter the price and your buying situation and you will see a clear band-by-band breakdown of how the estimate is worked out.
Rates checked 8 September 2026
How It Works
How Stamp Duty Land Tax works
Stamp Duty Land Tax is a progressive tax. The purchase price is split into bands and each rate applies only to the portion of the price that falls within that band, in the same way income tax works. You do not pay the top rate on the whole price.
For example, a buyer paying £295,000 for their only home pays nothing on the first £125,000, 2% on the next £125,000 and 5% on the remaining £45,000. The calculator above shows this working for your own figures.
SDLT is paid by the buyer, not the seller, and is usually handled by your conveyancer as part of completion. The return must be filed and the tax paid within 14 days of completion.
Current Rates
Residential SDLT rates from 1 April 2025
England and Northern Ireland. Rates checked 8 September 2026.
| Portion of purchase price | Rate |
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| Portion of purchase price | Rate |
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Reliefs and Surcharges
When the standard rates do not apply.
First-time buyer relief
Eligible first-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is above £500,000 the relief does not apply and the whole purchase is taxed at the standard rates.
Every person buying must be a first-time buyer who has never owned a residential property anywhere in the world, and the home must be intended as your main residence.
Additional properties and buy-to-let
If completing the purchase means you will own more than one residential property, the higher rates usually apply: 5 percentage points added to every standard band. This covers second homes, holiday homes and buy-to-let purchases.
Purchases under £40,000 are generally outside the higher rates, but special circumstances should be checked.
GOV.UK: additional property guidanceBuying before selling your existing main home
If you buy a new main residence before your current one has sold, you will own two properties at completion and the higher rates are payable. If the previous main residence is then sold within the time limit set by HMRC, you may be able to apply for a refund of the higher-rate element.
Whether a refund is due depends on meeting HMRC’s conditions. Your conveyancer can advise on your position.
GOV.UK: applying for a higher-rate refundNon-UK resident surcharge
Buyers treated as non-UK resident for SDLT purposes pay a further 2 percentage points on every band, on top of whichever rates already apply, including first-time buyer and additional property rates.
SDLT has its own residence test, based broadly on days spent in the UK in the period around the purchase. It is not the same as your residence status for other taxes.
GOV.UK: non-UK resident ratesOutside This Calculator
Situations that need specialist advice.
This tool covers straightforward residential purchases by individuals. It is not designed to give definitive calculations for the following, where your solicitor or a tax adviser should calculate the position.
- Commercial or mixed-use property
- Purchases by companies or trusts
- Shared-ownership transactions
- Linked transactions
- Multiple-property transactions
- Purchases of six or more dwellings
- New leases where tax may also apply to rent
- Unusual exemptions or reliefs
Buying Locally
Buying in Solihull, Sheldon, Shirley or nearby?
Alderwood helps buyers across Solihull, Sheldon, Shirley and the surrounding areas. Our team can talk you through the local market, arrange viewings of homes for sale and put you in touch with mortgage guidance so you know what you can afford before you offer.
We do not provide tax or legal advice. Your solicitor, conveyancer or tax adviser should confirm the SDLT due on any purchase.
Frequently Asked Questions
Stamp duty questions.
How is stamp duty calculated?
The purchase price is divided into bands and each band is taxed at its own rate. Only the part of the price within a band is taxed at that band’s rate. The results are added together to give the total SDLT.
Do first-time buyers pay stamp duty?
Eligible first-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. Above £500,000 the relief is lost and standard rates apply to the whole price. All buyers must qualify.
Do I pay more stamp duty on a second home?
Usually yes. If you will own more than one residential property after completion, 5 percentage points are added to each band. Some exceptions apply, for example where you are replacing your main residence.
What happens if I buy before selling my current home?
You pay the higher rates at completion because you own two properties. If you sell your previous main residence within HMRC’s time limit and meet its conditions, you may be able to apply for a refund of the higher-rate element. A refund is not automatic.
Does the non-UK resident surcharge apply to me?
It depends on SDLT’s own residence test, broadly based on days spent in the UK in the 12 months before the purchase. Your solicitor or tax adviser can confirm. If it applies, 2 percentage points are added to every band.
Is stamp duty different in Scotland and Wales?
Yes. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with their own bands and rates. This calculator covers SDLT in England and Northern Ireland only.
When is SDLT paid?
The SDLT return must be filed and the tax paid within 14 days of completion. In practice your conveyancer usually collects the money before completion and files on your behalf.
Is this calculator a final tax quotation?
No. It is an estimate based on the published residential rates and the information you enter. Individual circumstances, reliefs and changes in the rules can alter the amount due. Confirm the figure with your solicitor, conveyancer, tax adviser or HMRC.
Estimates only, based on residential SDLT rates from 1 April 2025 and checked on 8 September 2026. Confirm with your conveyancer or HMRC.
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Talk to Alderwood
Browse homes for sale, arrange a viewing or ask us about mortgage guidance. If you also have a property to sell, we can arrange a free valuation.
Local advice on buying and selling. Tax questions belong with your solicitor or tax adviser.