Calculate Stamp Duty Land Tax (SDLT) for your property purchase in England.
Pick the country
Choose England/Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT). Each uses different thresholds, rates and first-time buyer rules — the calculator picks the right regime automatically.
Enter the purchase price
Type the agreed purchase price. For new-build with deposit-paid extras or part-exchange, use the official property price (not the discounted figure) — HMRC and Revenue Scotland calculate from market value.
Tick first-time buyer if applicable
England/NI: up to £500,000 with full nil-rate to £300,000. Scotland: £175,000 nil-rate. Wales: no FTB relief. You and any joint buyer must never have owned UK or overseas property.
Add the additional-property flag if needed
Buying a second home, holiday let or buy-to-let triggers the 5% surcharge in England/NI, 8% ADS in Scotland, and +5% in Wales. The surcharge applies to the full price, not just the portion above thresholds.
Read tax, effective rate and deadline
See the tax due, average effective rate, and how many days you have to file (14 in England, 30 in Scotland/Wales). Your conveyancer normally files and pays from completion funds.
Worked SDLT for common house prices.
Buying a second home or buy-to-let in England or NI? You pay a 5% SDLT surcharge on top of standard rates (raised from 3% in October 2024). Worked examples on £200k-£500k properties
Direct buy-to-let or a UK REIT inside an ISA? Section 24, 5% SDLT surcharge, 24% CGT and management hassle versus PID dividends, no SDLT and full ISA shelter. Worked example on £200k.
Non-UK resident buyers of residential property in England or Northern Ireland pay a 2% SDLT surcharge on top of normal rates — and the 5% second-home surcharge stacks. Full breakdown with worked examples.
Disclaimer: All results are estimates for guidance only and do not constitute financial, tax or legal advice. Always consult a qualified professional.