Stamp Duty Calculator England & Northern Ireland 2026
Stamp duty calculator England and Northern Ireland: estimate residential SDLT using current bands, buyer relief and applicable surcharges.
Estimate your SDLT
SDLT residence tests use a statutory day-count test. Select this only for an estimate; confirm eligibility with your adviser or conveyancer.
Current SDLT residential bands
SDLT applies to the portion of a residential purchase price within each band. A qualifying first-time buyer receives a different treatment only where the price is no more than £500,000.
| Price band | Standard rate | Additional-property rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001–£250,000 | 2% | 7% |
| £250,001–£925,000 | 5% | 10% |
| £925,001–£1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
Property tax elsewhere in the UK
Property tax is devolved. Use the calculator for the nation where the property is located, not where you live.
Sources and methodology
Last checked: 2026-08-13. WizeBudget uses the current published residential SDLT bands for England and Northern Ireland. The calculation is a guide and should not be used as conveyancing or tax advice.
Stamp Duty questions
No. Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, which have separate rates and calculators on WizeBudget.
For most additional residential-property purchases, the SDLT rate is 5 percentage points above the standard residential rate on each band. Complex ownership and replacement-main-residence rules can affect whether it applies.
A 2 percentage-point SDLT surcharge usually applies to non-UK residents buying residential property in England or Northern Ireland. It can apply alongside other SDLT rates, including higher additional-property rates.
Qualifying first-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000. If the purchase price exceeds £500,000, this relief is unavailable and standard rates apply.
No. This is an illustrative residential calculation. Linked purchases, companies, trusts, leases, reliefs, replacement-main-residence timing and other factors can change the tax due. Confirm the position with a solicitor or conveyancer.