Finance calculator
England and Northern Ireland - 2026UK Stamp Duty Calculator
Estimate residential Stamp Duty Land Tax from property price, buyer type, first-time buyer relief, additional dwelling rates, and non-resident surcharge.
Formula
Stamp Duty Land Tax estimate
This simplified calculator applies residential SDLT rules for England and Northern Ireland. It excludes Scotland LBTT, Wales LTT, leasehold details, linked transactions, companies, trusts, and relief edge cases.
SDLT = sum of each property price slice x marginal SDLT rate
A 295,000 standard residential purchase pays 0% on the first 125,000, 2% on the next 125,000, and 5% on the remaining 45,000.
Sources and assumptions
UK Stamp Duty Land Tax source notes
This profile covers a simplified England and Northern Ireland residential Stamp Duty Land Tax estimate using current marginal bands, first-time buyer relief, higher rates for additional dwellings, and the non-resident surcharge.
- Effective year
- 2026
- Last verified
- 2026-05-29
This simplified calculator applies residential SDLT rules for England and Northern Ireland. It excludes Scotland LBTT, Wales LTT, leasehold details, linked transactions, companies, trusts, and relief edge cases.
Official and reference sources
Assumptions
- The property is residential and located in England or Northern Ireland.
- The calculator applies marginal SDLT bands to the slice of property price in each band.
- First-time buyer relief is applied only up to the current relief price limit.
- Additional dwelling and non-resident settings add surcharge percentages to the applicable bands.
Not included
- Scotland LBTT, Wales LTT, mixed-use rates, leasehold premium and rent rules, companies, trusts, and linked transactions.
- Multiple dwellings relief, relief claims, special acquisitions, refunds, and transitional provisions.
- Legal advice, conveyancing checks, and exact HMRC filing workflow.
FAQs
Does this cover Scotland and Wales?+
No. Scotland uses LBTT and Wales uses LTT. This calculator is for Stamp Duty Land Tax in England and Northern Ireland.
How are additional dwelling and non-resident rates handled?+
The calculator adds the selected surcharge percentages to the relevant SDLT bands for a planning estimate.
How does the UK Stamp Duty Calculator calculate the result?+
It uses the Stamp Duty Land Tax estimate: SDLT = sum of each property price slice x marginal SDLT rate. A 295,000 standard residential purchase pays 0% on the first 125,000, 2% on the next 125,000, and 5% on the remaining 45,000.
What information do I need to use the UK Stamp Duty Calculator?+
Estimate residential Stamp Duty Land Tax from property price, buyer type, first-time buyer relief, additional dwelling rates, and non-resident surcharge.
How accurate is the UK Stamp Duty Calculator?+
UK Stamp Duty Calculator applies the formula and assumptions shown on this page. Results may be rounded for readability, so verify changing rates, thresholds, medical guidance, or legal rules with the cited source or a qualified professional.
What should I check before using the UK Stamp Duty Calculator result?+
Check that the units, dates, rates, and assumptions match your situation. Change one input at a time to understand which values have the largest effect on the result.
Finance guide
How to use the UK Stamp Duty Calculator
Estimate residential Stamp Duty Land Tax from property price, buyer type, first-time buyer relief, additional dwelling rates, and non-resident surcharge. The page also explains the stamp Duty Land Tax estimate and shows a practical example: A 295,000 standard residential purchase pays 0% on the first 125,000, 2% on the next 125,000, and 5% on the remaining 45,000.
- 1
Enter your details
Enter property price, buyer type, first-time buyer relief, additional dwelling rates, and non-resident surcharge, then complete any other fields shown in the calculator.
- 2
Check the calculation
Review the result alongside the stamp Duty Land Tax estimate: SDLT = sum of each property price slice x marginal SDLT rate.
- 3
Compare scenarios
Change one or more inputs to see how they affect the UK Stamp Duty Calculator result before you use the estimate.
Was this calculator useful?
0/1200