SDLT Calculator
Stamp duty on a UK residential purchase — including the surcharges that most calculators leave out.
Discuss your purchaseLast updated:
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Calculate your stamp duty
Stamp duty land tax is the largest single transaction cost on a prime London purchase, and it is the one buyers most often budget wrongly. The band rates are marginal and reasonably well understood. The surcharges are neither: they apply as flat percentages of the entire price, including the slice at the bottom that the band table shows as zero.
This calculator handles the four combinations that matter to an individual buyer, plus the company case. It draws every rate from the same verified source used across the rest of this site, so the figures here and the figures in our guides cannot drift apart.
Work out your stamp duty
Enter the price you expect to pay and tell us who is buying. The figures update as you type, and the table underneath shows exactly where each pound of tax comes from.
The price on completion, in pounds sterling.
Your result
- Total SDLT
- £153,750
- Effective rate
- 7.69%
- Price plus SDLT
- £2,153,750
Total SDLT as a share of the purchase price.
How that figure is built
| Band | Rate | Amount charged | 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% | £675,000 | £33,750 |
| £925,000 to £1,500,000 | 10% | £575,000 | £57,500 |
| Above £1,500,000 | 12% | £500,000 | £60,000 |
| Total SDLT | £153,750 | ||
- The bands are marginal: each rate applies only to the slice of the price that falls inside it.
- Surcharges are not extra bands. Each one is a flat percentage of the whole price, including the nil-rate slice at the bottom that would otherwise be taxed at zero.
- A company paying more than £500,000 pays 17% on the whole price. The marginal bands stop applying altogether, and a non-resident company adds the two-point surcharge on top.
Rates verified August 15, 2026 against HMRC. See the published residential rates
Discuss your purchase structure
The difference between buying personally and buying through a company can be six figures on a prime London purchase — and stamp duty is only one part of it. Tell us what you are buying and we will walk through the options with you.
Talk to usThis calculator is an illustration, not tax advice. It covers residential SDLT in England and Northern Ireland only, and does not handle multiple dwellings, mixed-use property, linked transactions, first-time buyer relief or the replacement-of-main-residence refund. Confirm your position with a solicitor or tax adviser before you exchange.
Worked example at £2,000,000
The same house, the same price, five different buyers. The gap between the cheapest and the most expensive profile is £186,250 — which is why the ownership question is worth answering before you offer, not after.
| Buyer profile | SDLT | Effective rate |
|---|---|---|
| UK resident, this will be their only home | £153,750 | 7.69% |
| Non-UK resident, this will be their only home | £193,750 | 9.69% |
| UK resident, additional dwelling | £253,750 | 12.69% |
| Non-UK resident, additional dwelling | £293,750 | 14.69% |
| Company purchase, flat rate on the whole price | £340,000 | 17.00% |
A non-UK resident company pays 19% on the whole price — £380,000 on this purchase — because the two-point non-resident surcharge sits on top of the flat rate. Companies do not get a nil-rate band and always pay the additional dwelling rates, so there is no version of the company route that is cheaper on stamp duty alone. It can still be the right structure for inheritance tax or ownership reasons; that is a conversation to have with a tax adviser before you offer.
Sources and method
Every rate in the calculator is taken from HMRC guidance and re-checked on the date shown against the calculator. Nothing on this page is hardcoded independently of that source.
- HMRC — Stamp Duty Land Tax: residential property rates
- HMRC — Rates of Stamp Duty Land Tax for non-UK residents
Before you rely on this
The calculator covers residential SDLT in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax; both use different bands and are not modelled here.
It does not handle multiple dwellings relief, mixed-use rates, linked transactions, first-time buyer relief, or the refund available when you replace a main residence within three years. Those cases can move the number materially in either direction, so treat the figure as a budgeting starting point and confirm it with your solicitor or tax adviser.
Next steps
Read next
SDLT for overseas buyers
The surcharge rules in full, including the 183-day residence test and how the refund works.
UK property ownership structures
Personal name, company, or trust — what each one costs and what it protects.
Guide for international buyers
The full purchase process from offer to completion, for buyers based outside the UK.
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