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Stamp Duty calculator for England

Estimate residential Stamp Duty Land Tax from a property price, effective date and the transaction status you select. The result shows every marginal band and the dated rate configuration used.

Your England purchase

Select the facts to estimate residential SDLT. These choices do not prove legal eligibility for a relief or surcharge exception.

Enter the chargeable consideration in whole pounds.

The calculator selects a rate configuration by this date.

Purchase status

Check every statement that describes the transaction.

Property-tax calculations are temporarily disabled while the rate configuration is checked. Use the official authority calculator.

Assumptions used

Calculations are temporarily unavailable while the dated rate configuration is reviewed. Use HMRC’s official guidance below.

How the calculation works

SDLT uses marginal bands. The calculator places each part of the purchase price into its applicable band, multiplies that slice by the selected rate, and adds the band amounts. A higher-rate or non-resident scenario adds its published percentage points to each applicable band.

tax in band = taxable slice × band rate

total SDLT = sum of tax in every band

effective rate = total SDLT ÷ purchase price × 100

First-time-buyer rates are used only when that scenario is selected and the price is no more than £500,000. Selecting a status is an input to the estimate, not a decision that a relief legally applies.

Worked example

This worked example is unavailable until the dated rate configuration completes review.

Cases this calculator does not cover

Stop and use HMRC’s guidance or obtain professional advice if the transaction involves a company or trust, linked purchases, mixed or non-residential property, six or more properties, a complex lease, shared ownership elections, or another relief.

  • It does not determine residence or first-time-buyer status.
  • It does not test every replacement-main-residence timing rule.
  • It does not calculate a later higher-rates refund.
  • It supports rate configurations effective from 1 April 2025.

Official source and change log

Rates and conditions were checked against HMRC’s residential SDLT rates on 2026-08-20.

20 August 2026: initial dated standard, first-time-buyer, additional-property and non-resident scenarios added with boundary fixtures.

Questions people ask

Is Stamp Duty charged on the whole property price?

Not as one flat rate. Each rate applies to the portion of the price within its band, which is why the calculator shows the slices.

Does ticking first-time buyer confirm I qualify?

No. It only calculates that rate scenario. Every buyer and the property must meet HMRC’s conditions, so check the official guidance.

Is Stamp Duty the tax used in Wales?

No. Residential purchases in Wales use Land Transaction Tax, which has separate rates and its own calculator.