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UK stamp duty calculator (SDLT)

Stamp Duty Land Tax on a property purchase in England and Northern Ireland, at the current bands: nil-rate to £125k, then 2%, 5%, 10% and 12%. It applies first-time-buyer relief (nil to £300k), the additional-property surcharge (+5%) and the non-resident surcharge (+2%), and shows the effective rate.

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The UK stamp duty calculator (SDLT) turns Property price (£), Buyer type, Non-UK resident (+2%)? into Stamp duty owed, Effective rate, Total cost (price + duty), instantly and for free. For instance, with Property price (£) = 350,000, Buyer type = Moving home (main residence) and Non-UK resident (+2%)? = UK resident it returns Stamp duty owed = $7,500.00, Effective rate = 2.14% and Total cost (price + duty) = $357,500.00.

How to use it

  1. Enter your values: Property price (£), Buyer type, Non-UK resident (+2%)?.
  2. Read the result instantly: Stamp duty owed, Effective rate, Total cost (price + duty).

Frequently asked questions

How does the UK stamp duty calculator (SDLT) work?

It takes Property price (£), Buyer type and Non-UK resident (+2%)? and derives Stamp duty owed, Effective rate and Total cost (price + duty) from them. The calculation is live as you type, so the result updates on every change.

Which values does the calculator ask for?

3 values: Property price (£), Buyer type and Non-UK resident (+2%)?. Nothing else is required — no account, no file upload.

What does a typical calculation look like?

With Property price (£) = 350,000, Buyer type = Moving home (main residence) and Non-UK resident (+2%)? = UK resident, the calculator returns Stamp duty owed = $7,500.00, Effective rate = 2.14% and Total cost (price + duty) = $357,500.00. Those figures come from running this exact tool, so you can reproduce them by entering the same values.

How much does the result change with different inputs?

It moves a lot. Using Property price (£) = 700,000, Buyer type = First-time buyer and Non-UK resident (+2%)? = Non-resident instead, Stamp duty owed goes from $7,500.00 to $39,000.00 — which is why it is worth testing a few scenarios rather than trusting a single figure.

Which “Buyer type” option should I choose?

You can pick between « Moving home (main residence) », « First-time buyer » and « Additional property (2nd home / BTL) ». Each one changes what the calculator works out, so switch and compare — the default is « Moving home (main residence) ».

What does it give for smaller values?

Scaled down to Property price (£) = 175,000, Buyer type = Moving home (main residence) and Non-UK resident (+2%)? = UK resident, Stamp duty owed comes out at $1,000.00. The relationship is worth checking at both ends before you rely on a single result.

When would I actually use this?

Working out what a purchase costs on top of the asking price: transfer duty, notary or conveyancing fees, registration, and the deferral rules that can change the bill.

What is the most common mistake?

Budgeting the price and forgetting these. Acquisition costs run from about 2% to 15% of the price depending on the country and on whether the property is new or resale, and they are due in cash on completion — a deposit that ignores them comes up short.

How accurate is it, and what are the limits?

Estimate for England & Northern Ireland at current SDLT bands. Scotland (LBTT) and Wales (LTT) differ — confirm before you complete.

What is the difference between the UK stamp duty calculator (SDLT) and the 1031 exchange calculator?

This one returns Stamp duty owed and Effective rate; the 1031 exchange calculator returns Adjusted basis and Realized gain. That is the whole difference — open the one whose figure you need.

Further reading

All guides →
ExplainerUK Stamp Duty Is a Slice Tax, Not a Slab TaxOnly the part of the price inside each band is taxed at that band's rate. On £450,000 that is £12,500 in England, £18,350 in Scotland and £14,250 in Wales — three separate taxes, and the old slab system's £5,000 cliff edges are gone.ComparisonBuying Costs in France, Spain and Portugal: the Part You Cannot Argue WithMost of what buyers call the notary's fee is transfer tax, and it is fixed by a department, an autonomous community or a national scale. The genuinely negotiable share is small, and knowing which line it is on is worth more than haggling over the rest. Portugal added a flat 7.5 % rate for non-resident buyers in May 2026.ExplainerWhat Are Closing Costs When Buying a Home?A plain-language guide to closing costs: notary and legal fees, transfer taxes and lender charges, and why they typically add several percent to the purchase price.ExplainerHow Notary Fees Are Calculated When Buying in EuropeMost of what buyers call notary fees is tax, not the notary. Here is the breakdown on a EUR 250,000 purchase and why an older home costs three times more to transfer than a new one.ExplainerWhat an Estate Agent's Commission Actually BuysSix markets, six different answers to who pays and how much. The same $300,000 sale costs the seller $10,710 in one and $18,450 in another — and against $100,000 of equity, those are 10.71 and 18.45 percent, not 3.57 and 6.15.ExplainerThe Two Clocks of a Like-Kind Exchange: 45 Days, 180 Days, and What Boot CostsSell at $700,000 with a $300,000 basis and the gain is $400,000. Buy back at $640,000 and the $60,000 you kept is boot — taxed now, at 25 percent, because it is depreciation coming home. The 45 and 180 days start on the same day; they do not run one after the other.