Stamp Duty Calculator
Work out the stamp duty (SDLT) on a property purchase in England and Northern Ireland at standard residential rates, plus your effective rate.
Reviewed by the CalcCafe editorial team · Last updated 1 July 2026 · How we test our tools
Example
On a £350,000 home, the first £250,000 is taxed at 0% (£0) and the next £100,000 at 5% (£5,000), so the total stamp duty is £5,000. That is an effective rate of about 1.43% of the price, with £100,000 of the price falling into a taxable band.
How it works
Duty is tiered: 0% up to £250,000, 5% on the slice from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% above £1,500,000. Add each band's slice × its rate to get the total. Effective rate = duty ÷ price × 100, and the portion taxed is any amount above £250,000.
Good to know
Stamp Duty Land Tax (SDLT) is the tax you pay when you buy a property or land over a certain price in England and Northern Ireland. This calculator uses the standard residential rates, which apply to most people buying a single home to live in. It slices the purchase price into bands and charges each slice its own rate, so you only ever pay the higher percentages on the part of the price that sits inside those upper bands, never on the whole amount.
Because of that tiered structure, your effective rate, the tax expressed as a share of the full price, is always lower than the top band you reach. A purchase just over £250,000 pays only pennies of tax on that first pound above the threshold, which is why the effective figure here is usually a small single-digit percentage even on fairly pricey homes. The portion-taxed figure shows how much of your price actually attracts any duty at all.
Note what this tool does not cover. It assumes the standard rate, so it excludes first-time-buyer relief (which raises the nil-rate threshold for eligible buyers), the surcharge on additional properties and buy-to-let, the higher rates for non-UK residents, and non-residential or mixed-use purchases. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, both with different bands entirely, so this calculator does not apply there.
Treat the result as a planning estimate to budget your moving costs, not as tax advice or a formal calculation. Rates and thresholds change with government budgets, and your conveyancer or solicitor will confirm the exact SDLT due and file the return on completion. Always verify the current figures on GOV.UK before committing.
Frequently asked questions
Which stamp duty rates does this use?
It uses the standard residential SDLT rates for England and Northern Ireland: 0% up to £250,000, 5% to £925,000, 10% to £1,500,000, and 12% above that. It does not apply first-time-buyer relief or the additional-property surcharge.
Does this work for Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with different bands and thresholds. This tool is for England and Northern Ireland only.
Is my data uploaded anywhere?
No — this calculator runs entirely in your browser. Your inputs never leave your device, and it works offline once loaded.
Is this calculator free?
Yes, completely free with no sign-up and no limits.
People also ask
How much is stamp duty on a £300,000 house?
At standard rates, the first £250,000 is tax-free and the remaining £50,000 is taxed at 5%, giving £2,500 of stamp duty — an effective rate of about 0.83%.
How is stamp duty calculated in the UK?
It is tiered: each slice of the price is taxed at its own band rate, then the slices are added together. You pay the higher percentages only on the part of the price that falls in those higher bands, not on the whole price.
When do you pay stamp duty?
SDLT is normally due within 14 days of completing your property purchase, and your solicitor or conveyancer usually files the return and pays it on your behalf as part of the transaction.
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Sources & references
These tools follow our methodology and provide educational estimates only — verify important figures with a qualified professional.