Stamp Duty Calculator
Estimate Stamp Duty Land Tax (SDLT) on a UK property purchase.
Introduction
Who this is for: Anyone buying residential property in England or Northern Ireland who needs to budget for SDLT.
Why it matters: SDLT is charged in bands, not as a single flat rate on the full price — and investment purchases carry an additional 3% surcharge that is easy to forget when budgeting.
Typical scenario: An investor is budgeting total acquisition cost for a £280,000 buy-to-let purchase.
- Applying one rate to the whole purchase price instead of the correct banded calculation.
- Forgetting the 3% surcharge on second homes and buy-to-let purchases.
Inputs
Purchase
Analysis
Total SDLT of £12,400 represents an effective rate of 4.4% on the full purchase price.
The 3% additional-property surcharge accounts for £8,400 of the total.
This analysis provides context, not financial advice. Consult a qualified adviser before making investment decisions.
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Glossary
- SDLT
- Stamp Duty Land Tax — a tax paid on property purchases in England and Northern Ireland, charged in bands.
- Additional Property Surcharge
- An extra 3% SDLT charge applied to second homes and investment property purchases.
Frequently Asked Questions
Do these rates apply in Scotland or Wales?
No — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with different bands. This calculator uses England & Northern Ireland SDLT rates only.
Are these rates current?
SDLT bands and rates are set by the UK government and change periodically. Verify against HMRC’s current published rates before relying on this for a live transaction.
Live Results
Total SDLT Due
£12,400
Effective Rate
4.43%
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