Property Tax Calculator (SDLT) — 2026/27
0% on first £300,000.00, 5% up to £500,000.00
+5% surcharge on all bands
Results
Effective Tax Rate
2.14%
Total Cost (Price + SDLT)
£357,500.00
What is the Stamp Duty (SDLT) Calculator?
Stamp Duty Land Tax (SDLT) is the tax buyers pay on residential or commercial property purchases in England and Northern Ireland. Bands are progressive — different slices of the price are taxed at different rates. From April 2025 the nil-rate threshold for residential property reverts to £125,000 (£300,000 for first-time buyers).
Last reviewed: against HMRC rates for 2024/25 & 2025/26.
SDLT residential rates — from 1 April 2025
Worked example
Buying a £400,000 home (not first-time, not additional): £0 on the first £125k + £2,500 (2% on next £125k) + £7,500 (5% on next £150k) = £10,000 SDLT.
Frequently asked questions
+How much stamp duty on a £300,000 house?
From 1 April 2025: £0 on the first £125k + £2,500 (2% on the next £125k) + £2,500 (5% on the final £50k) = £5,000 SDLT for a non-first-time buyer.
+Do first-time buyers pay stamp duty?
First-time buyers pay 0% SDLT up to £300,000 and 5% on the portion £300,001–£500,000. The relief disappears entirely on purchases over £500,000.
+What's the additional 5% surcharge?
Buyers of additional residential property (second homes, buy-to-let) pay 5 percentage points on top of the standard rates from 31 October 2024 onwards.
+Does this calculator cover Scotland or Wales?
No — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). This SDLT calculator is for England and Northern Ireland only.