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Stamp Duty (SDLT) Calculator

Estimate the Stamp Duty Land Tax on a property purchase in England & Northern Ireland, including the higher rate for additional properties.

Enter a purchase price to estimate the Stamp Duty.

Based on 2026/27 UK tax rules · GOV.UK source · This is an estimate, not personal tax advice. Always check your own circumstances with HMRC or a qualified accountant.

Illustration for the stamp duty calculator

How Stamp Duty works for landlords

SDLT is charged in bands — each rate applies only to the slice of the price within that band. If you’re buying an additional property (a buy-to-let or second home), a surcharge is added to every band, which makes a real difference to the total. The calculator shows the band-by-band breakdown so you can see exactly where the tax comes from.

Stamp duty is a one-off purchase cost rather than part of your ongoing Making Tax Digital reporting — but it’s a capital cost worth recording, as it can reduce your Capital Gains Tax when you eventually sell (see the CGT calculator).

Common questions

What is the stamp duty surcharge on a buy-to-let?
Buying an additional residential property in England or Northern Ireland adds a surcharge on top of the standard SDLT rates, on purchases of £40,000 or more. Always confirm the current surcharge rate on GOV.UK — it changed in October 2024.
How is SDLT calculated?
It’s tiered: you pay each band’s rate only on the portion of the price within that band, not on the whole price. The additional-property surcharge is added to each band’s rate.
Does this apply in Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), with their own bands and surcharges. This tool covers England and Northern Ireland.

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