Calculate stamp duty (SDLT) on an English or Northern Irish purchase using April 2025 rates.
Please do not make financial decisions based on these results.
What is the Stamp Duty Land Tax Calculator UK?
Calculate stamp duty (SDLT) on an English or Northern Irish purchase using April 2025 rates. To use the Stamp Duty Land Tax Calculator UK, enter property price, buyer type; it returns stamp duty to pay, effective rate, and shows them instantly as you type.
Understanding UK tax in 2026/27
The take-home pay calculator applies the personal allowance, income tax bands and National Insurance in one step. Add a pension percentage to see how contributions reduce tax. Use the National Insurance Calculator for employer costs.
Property buyers should run the stamp duty calculator before bidding because the first-time buyer relief and the additional property surcharge change the bill significantly. Investors can estimate disposal tax with the capital gains tax calculator.
How to use the Stamp Duty Land Tax Calculator UK
- Enter your numbers. Start with Property price (£). Use real figures from your own records where you can. Fields marked optional can stay at zero.
- Choose your options. Buyer type change how the result is worked out, and the form updates to match your choice.
- Read the result. The highlighted box gives the Stamp duty to pay, and the cards below show Effective rate. Tables and charts break it down further.
- Test other scenarios. Results update as you type. Change one value at a time to see what drives the answer, and press Reset to go back to the defaults.
Formula and how it works
Example with real numbers
Here is the Stamp Duty Land Tax Calculator UK using the default values shown in the calculator above:
Inputs
| Property price (£) | 425,000 |
|---|---|
| Buyer type | Home mover |
Results
| Stamp duty to pay | £11,250.00 |
|---|---|
| Effective rate | 2.65% |
With these inputs the calculator returns Stamp duty to pay: £11,250.00. Change any value in the calculator to see how the result moves.
What if you change one input?
Sensitivity check: raising Property price (£) from 425,000 to 510,000 (about 20% higher) and leaving everything else as in the example above changes the results like this:
| Result | Example | After the change | Change |
|---|---|---|---|
| Stamp duty to pay | £11,250.00 | £15,500.00 | +37.8% |
| Effective rate | 2.65% | 3.04% | +14.8% |
The input that moves the result most is the one to check twice. Change it in the calculator above to test your own case.
What the results tell you
The results panel of the Stamp Duty Land Tax Calculator UK reports Stamp duty to pay and effective rate. Compare these figures while changing one input at a time, and use the related calculators below to look at the same situation from another angle.
Method and limits. This calculator applies the formula in the section above to your inputs, in your browser; nothing you enter is stored on our servers. The result is only as accurate as the numbers you enter and the formula shown above. It is for information, not financial, tax or legal advice.
Frequently asked questions
Do first-time buyers pay less?
Yes. First-time buyers pay nothing up to £300,000 and 5% to £500,000; no relief applies above £500,000.
Are UK thresholds frozen?
The personal allowance and higher-rate threshold are frozen until April 2031 under current plans, so more income falls into higher bands.
Which tax year do the UK tools use?
2026/27 for income tax, National Insurance and capital gains tax, and the stamp duty rates in force from April 2025. Rates for Scotland and Wales differ.
Are the results guaranteed?
No. Results depend entirely on the numbers you enter and the formulas shown on this page. Please do not make financial decisions based on them alone; confirm important figures with a licensed professional.
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