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Stamp duty calculator
What you pay in purchase tax, band by band, for every UK nation and every buyer position — including the non-resident addition.
| Band | Rate | Taxed | Tax |
|---|---|---|---|
| £0 to £125,000 | 0% | £125,000 | £0 |
| £125,000 to £250,000 | 2% | £125,000 | £2,500 |
| £250,000 to £925,000 | 5% | £200,000 | £10,000 |
| Total | £12,500 | ||
Estimate for an ordinary residential purchase. Companies, trusts, linked purchases, mixed use, multiple dwellings, shared ownership and lease rent need HMRC review. Official rates and bands. Rules in force from 1 April 2025, checked 6 September 2026.
sdlt-2025-04-01
Understand the purchase tax in your budget
Use the stamp duty calculator to estimate residential purchase tax separately from your deposit, legal fees and mortgage. The breakdown shows how the selected rules apply to portions of the price.
How the tool works
- Enter the agreed or proposed property price and select the UK nation.
- Choose your buyer position and, for England or Northern Ireland, the non-resident option where applicable.
- Calculate and read the band breakdown, rule dates and assumptions alongside the total.
When to use it
Use it when setting an offer budget or comparing properties at different prices. Keep the tax allowance available as cash; it is a separate cost from the deposit you put towards the home.
UK coverage and assumptions
England and Northern Ireland use Stamp Duty Land Tax (SDLT), Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Buyer status is a legal test, not simply where you currently live. Confirm reliefs, residence and complex transactions with the relevant tax authority and your conveyancer.
Frequently asked questions
Is stamp duty the same throughout the UK?
No. SDLT, LBTT and LTT have separate bands and rules. Choose the nation where the property is located, rather than where the buyer lives.
Do first-time buyers always pay no tax?
No. Relief depends on the jurisdiction, price and eligibility of the buyers. A first-time buyer setting is an assumption for the estimate; it does not establish entitlement.
Is the highest rate charged on the whole price?
Standard residential bands generally apply to successive portions of the price. Read the breakdown because additions and special rules can work differently, including Scotland’s Additional Dwelling Supplement.
Can I use this for a company or a mixed-use purchase?
The tool models the residential buyer options shown. Company purchases, mixed-use property, linked transactions and unusual lease arrangements may need different treatment. Use the official calculators and professional advice for those cases.