Stamp Duty Calculator (SDLT)
Estimate the Stamp Duty Land Tax for property purchases in England and Northern Ireland for the 2025/26 tax year.
Interactive SDLT Calculator
Adjust the property price and your buyer type to see the tax due.
Purchase Details
The calculator will use the correct historical rates based on this date.
Choose 'Leasehold' only if you are buying a new lease.
Your Estimated SDLT
For transaction date: 26/10/2025
Total Stamp Duty to Pay
£5,000
Tax on Purchase Price
£5,000.00
Effective Tax Rate
1.43%
Tax Breakdown
| £0 - £250,000 | £250,000 @ 0.0% | £0.00 |
| £250,000 - £925,000 | £100,000 @ 5.0% | £5,000.00 |
What is a Stamp Duty Calculator?
A stamp duty calculator is a tool that helps you estimate the amount of Stamp Duty Land Tax (SDLT) you will have to pay when buying a property in England or Northern Ireland. Instead of manually working out the tiered rates, our calculator instantly applies the correct bands and reliefs based on your inputs, such as property price and buyer type, to give you a clear estimate of your potential tax bill.
SDLT Rates and Bands 2025/26
The tax is calculated on portions of the price falling into different bands.
Standard Rate
For those who have owned a property before.
- Up to £250,000: 0%
- £250,001 to £925,000: 5%
- £925,001 to £1.5 million: 10%
- Above £1.5 million: 12%
First-Time Buyer Rate
Relief on properties up to £625,000.
- Up to £425,000: 0%
- £425,001 to £625,000: 5%
If the price is over £625,000, you can't claim the relief and pay standard rates.
Additional Property Rate
A 3% surcharge applies.
If you're buying an additional property (e.g., a second home or buy-to-let), you must pay a 3% surcharge on top of the standard rates for properties worth £40,000 or more.
SDLT on New Leasehold Properties
When buying a new leasehold property, you may pay SDLT on two different parts.
1. On the Lease Premium
You pay SDLT on the purchase price of the lease (the 'lease premium') using the same rates and bands shown above, including any first-time buyer relief.
2. On the Lease Rent
If the total rent over the life of the lease (the 'Net Present Value' or NPV) is over £250,000, you also pay 1% SDLT on the portion above this threshold. This does not apply to existing ('assigned') leases.
Taxes in Scotland & Wales
Scotland and Wales have their own property transaction taxes.
🏴 Scotland: LBTT
In Scotland, you pay Land and Buildings Transaction Tax (LBTT). The rates and bands are different from SDLT.
🏴 Wales: LTT
In Wales, you pay Land Transaction Tax (LTT). Like Scotland, the rates and bands for LTT are set by the Welsh Government.
This calculator is for properties in England and Northern Ireland only.