Stamp Duty Calculator

Estimate Stamp Duty Land Tax on a residential property purchase in England or Northern Ireland.
  • England and Northern Ireland only
  • Residential purchases
  • Effective dates from 1 April 2025
  • Estimate only
  • No account required

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Your purchase

Estimate Stamp Duty Land Tax for a residential purchase in England or Northern Ireland. Effective dates from 1 April 2025. Estimate only — no account required.

The total amount you are paying for the property.

£

Usually the day you complete. Use a different date only if a different statutory effective date applies.

Purchase location
What best describes your purchase?

Choose one option. Northline does not check eligibility — your choice is treated as an assertion.

Your estimate

Enter a purchase price and completion date to estimate Stamp Duty.

What Stamp Duty Land Tax is

Stamp Duty Land Tax (SDLT) is a tax on land transactions in England and Northern Ireland. This calculator estimates SDLT on a residential purchase price using progressive rate bands.

Example estimates

For a completion date on or after 1 April 2025, official GOV.UK worked examples include: Moving home at £295,000 → £4,750 Stamp Duty; First-time buyer at £500,000 → £10,000; Additional property at £300,000 → £20,000. Enter the same figures above to see the band-by-band breakdown.

Where SDLT applies

SDLT applies in England and Northern Ireland. Scotland uses LBTT and Wales uses LTT. This tool refuses those nations rather than applying the wrong tax. See Stamp Duty Explained.

Progressive rate bands

SDLT is charged on successive portions of the purchase price at different rates. The breakdown shows each band used for your selected path.

First-time buyer

Where first-time buyer relief applies and the price is within the relief ceiling, a different rate table is used. Above the ceiling, relief is unavailable and moving-home rates apply to the full price.

Additional property

Additional property rates can apply when buying a second home, buy-to-let or other additional dwelling. Select Additional property only where you assert those rates apply — Northline does not run the ownership tests automatically. Buy-to-let landlords may also need Buy to Let Tax Explained for ongoing rental tax.

Replacing my main home

If you are replacing your main home, additional property rates may not apply. This calculator uses your assertion and does not calculate later refunds.

Unsupported scenarios

Companies, trusts, linked transactions, mixed-use and non-residential rates, leasehold rent NPV, the non-resident surcharge and dates before 1 April 2025 are outside public v1.

Filing and payment

Northline does not file SDLT returns or take payment. Confirm figures with a conveyancer or the HMRC SDLT calculator where you need a filing figure. When you later sell, use the Capital Gains Tax Calculator and Capital Gains Tax on Property.

Frequently asked questions

How is Stamp Duty calculated?

Stamp Duty Land Tax is calculated in progressive bands. Different rates apply to successive portions of the purchase price. Northline shows each band and the total estimate for the path you select.

Does this calculator cover Scotland or Wales?

No. This tool estimates SDLT for England and Northern Ireland only. Scottish purchases use Land and Buildings Transaction Tax (LBTT). Welsh purchases use Land Transaction Tax (LTT).

What counts as a first-time buyer?

First-time buyer relief has specific GOV.UK conditions, including that all purchasers must be first-time buyers and the price must not exceed the relief ceiling. Northline does not verify eligibility — you assert the path.

When do additional property rates apply?

Additional property rates can apply when buying a second home, buy-to-let or other additional dwelling. The rules include worldwide property ownership and other tests. Select Additional property only where you believe those rates apply.

What happens when I am replacing my main home?

If the purchase qualifies as replacing your main home, additional property rates may not apply. Select I'm replacing my main home to estimate using moving-home rates. Northline does not verify the 36-month disposal rules.

Does the calculator include refunds?

No. If you pay additional property rates and later claim a refund after selling a previous main home, that refund is not calculated here.

Does it cover companies or trusts?

No. Company and trust purchases are out of public v1 scope and are listed as coming soon.

Does it cover leasehold rent?

No. New-lease rent net present value calculations are not modelled. Premium on assignment or freehold purchase price can be entered as the purchase price where that is the relevant consideration.

Does it file or pay SDLT?

No. This is an educational estimate only. It does not file a return, calculate penalties, or take payment.

Official sources

Figures are estimates and may differ from HMRC tools or conveyancer software. This is not tax, legal or financial advice.

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