MyFastOffer4U Property Tool

Stamp Duty Calculator for England & Northern Ireland

Work out an estimated Stamp Duty Land Tax bill before you commit to a property purchase. Enter the price, choose the buyer type, and see how the tax is built up across the current bands.

Current 2026 rates England & Northern Ireland Free to use

Calculate your estimated SDLT

The estimate updates automatically when you change the purchase price or buyer type.

Purchase price

Enter the total residential property purchase price.

Buyer type

Covers the three most common residential scenarios. Company or trust purchases, non-UK resident surcharges, shared ownership, linked transactions and other specialist cases need separate checks.

Estimated
SDLT due

Stamp Duty estimate

£0

Enter a purchase price to calculate an estimate.

Enter a purchase price to see guidance for your selected buyer type.

How the estimate is made up

Your SDLT band breakdown will appear here.

Important: This is a general estimate, not tax, legal or financial advice. It is designed for common residential purchases in England and Northern Ireland and does not calculate the additional 2% non-UK-resident surcharge or every special case, including companies and trusts, shared ownership, linked transactions, mixed-use or non-residential property, or purchases of 6 or more dwellings in one transaction. Confirm the final liability with HMRC or a qualified conveyancer or tax professional. Rates last reviewed: 7 August 2026. Check current HMRC residential rates.

Quick rate guide

The calculator applies SDLT progressively, so different portions of the purchase price can be taxed at different rates.

Home moverStandard residential bands begin at 0% up to £125,000.

First-time buyerQualifying purchases up to £500,000 receive 0% on the first £300,000 and 5% on the remainder.

Additional propertyHigher residential rates normally add five percentage points to each standard band.

Different rules elsewhere in the UK

Scotland uses Land and Buildings Transaction Tax (LBTT), while Wales uses Land Transaction Tax (LTT). This calculator should not be used for purchases in Scotland or Wales.

Buying and selling at the same time?

If you are planning an onward purchase, it can help to compare your selling route, likely timescale and costs before making decisions.

Compare Selling Options

How Stamp Duty Land Tax is calculated

SDLT is progressive: different portions of the purchase price are taxed at different rates. The calculator works through each applicable band and adds the tax due on each portion.

Example for a £350,000 standard residential purchase

The first £125,000 is taxed at 0%, the next £125,000 at 2%, and the remaining £100,000 at 5%. The estimated SDLT is therefore £7,500.

Home mover

Use this option for a typical purchase where the new property will be your only residential property after completion, including many cases where you are replacing your main residence.

First-time buyer

Qualifying first-time buyers purchasing for £500,000 or less currently pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the purchase price is above £500,000, first-time buyer relief is not available and the calculator falls back to standard residential rates.

Additional property

Use this for a typical purchase where buying the property means you will own more than one residential property and the higher residential rates apply. If you are replacing your main residence, special timing and refund rules can affect the final liability.

Cases this calculator does not fully cover

The additional 2% surcharge that can apply to certain non-UK resident purchases.
Company and trust purchases and other special corporate rules.
Shared ownership, linked transactions, mixed-use or non-residential property.
Special multiple-property transactions or other reliefs and exemptions.

For a binding figure, check your circumstances with HMRC or a qualified conveyancer or tax professional.

Selling a property before your next purchase?

Explore your selling options and tell us about your property if you want a clearer next step. There is no obligation to continue.

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