SDLT Calculator (UK)
Calculate UK Stamp Duty Land Tax (SDLT) on residential and commercial property. Get instant tax due, effective rate, and band-by-band breakdown with charts.
About This Calculator
Our SDLT Calculator (UK) helps you quickly determine the Stamp Duty Land Tax due when purchasing property in England and Northern Ireland. Whether you are buying a residential home, a first property as a first-time buyer, an additional buy-to-let investment, or a commercial premises, this calculator provides accurate tax figures based on current HMRC rates.
SDLT is a progressive tax applied to increasing portions of the property price. For standard residential purchases, the first £125,000 is tax-free, followed by 2% on the next £125,000, 5% up to £925,000, 10% up to £1.5 million, and 12% above that. First-time buyers benefit from a higher £300,000 tax-free threshold on properties up to £500,000. Buyers of additional properties face a 5% surcharge on each band, and non-UK residents pay an additional 2% surcharge on residential purchases.
For commercial and non-residential property, SDLT rates are 0% up to £150,000, 2% on the portion from £150,001 to £250,000, and 5% above £250,000. The calculator handles all scenarios including standard, first-time buyer, additional property, and non-UK resident surcharges automatically.
Regional Note: This calculator covers SDLT rules for England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) for transactions on or after 1 April 2018. Different rates and thresholds apply in those jurisdictions.
Frequently Asked Questions
What is SDLT and when do I need to pay it?
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property or land over a certain price in England and Northern Ireland. You must pay SDLT when you buy a freehold property, a new or existing leasehold, or a property through a shared ownership scheme. The tax is due within 14 days of completion.
What are the current SDLT rates for residential properties in the UK?
For a single residential property where you are replacing your main residence, the SDLT rates are: 0% up to £125,000, 2% on the portion from £125,001 to £250,000, 5% on the portion from £250,001 to £925,000, 10% on the portion from £925,001 to £1.5 million, and 12% on any amount above £1.5 million.
How much SDLT does a first-time buyer pay?
First-time buyers pay no SDLT on properties up to £300,000. For properties between £300,001 and £500,000, they pay 5% on the portion above £300,000. If the property price exceeds £500,000, first-time buyer relief is not available and standard SDLT rates apply on the full purchase price.
Do I pay extra SDLT if I already own a property?
Yes, if buying a new residential property means you will own more than one property, you usually pay an additional 5% surcharge on top of the standard SDLT rates for each band. This applies unless you are replacing your main residence and have sold your previous home within 36 months.
What are the SDLT rates for commercial property in the UK?
For commercial and non-residential property, the SDLT rates are: 0% up to £150,000, 2% on the portion from £150,001 to £250,000, and 5% on any amount above £250,000. Additional property surcharges and non-resident surcharges do not apply to commercial properties.
Is there a surcharge for non-UK residents buying property in England?
Yes, if you have not been present in the UK for at least 183 days during the 12 months before your purchase, you are considered a non-UK resident for SDLT purposes and must pay an additional 2% surcharge on residential property purchases. This applies on top of any other rates and surcharges that may apply.
How is SDLT calculated on a property purchase?
SDLT is calculated on increasing portions of the property price, not the entire amount. For example, on a £295,000 residential property: 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £45,000. The total SDLT would be £4,750. This calculator provides a complete band-by-band breakdown.
When do I file my SDLT return and pay the tax?
You must file an SDLT return and pay the tax within 14 days of completing your property purchase. In most cases, your solicitor, agent, or conveyancer will handle this on your behalf and add the SDLT cost to their fees. You may face penalties and interest if you miss the deadline.