Know your precise Stamp Duty
Stamp Duty Land Tax (SDLT) Calculator 2026
Use our free SDLT Calculator to instantly calculate exactly how much Stamp Duty Land Tax (SDLT) you’ll pay on your property purchase. Whether you’re buying a residential home, second property, Buy-to-Let, or commercial investment, our SDLT Calculator uses the latest 2026 rates for precise results.
Stamp Duty Land Tax (SDLT) Calculator
Whether you're buying your first home, investing in property, or purchasing commercial real estate, SDLT applies differently based on your situation. Our calculator helps you instantly determine how much tax you need to pay based on the latest SDLT rules.
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How It's Calculated: SDLT is charged in bands, meaning you pay different rates on portions of the property price.
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Who Pays SDLT? Buyers of residential and commercial properties may be liable, depending on the purchase price and buyer type.
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Ways to Reduce It: First-time buyers and certain purchases may qualify for tax relief.
Total SDLT Payable:
You don’t need to pay Stamp Duty Tax on your property purchase.
⚠️ This calculator is for informational purposes only and should not be relied upon for tax, legal, or accounting advice. Please consult your own advisers before making any decisions.
What Is Stamp Duty Land Tax (SDLT)?
Introduced by the Finance Act of 2003, Stamp Duty Land Tax (SDLT) imposes tax obligations on any land transaction, including estates, interest, rights or power in or over land in England and Northern Ireland. It is usually the first tax you must pay as a landlord.
Our SDLT Calculator automatically breaks down the SDLT payable in each band, the total Stamp Duty due and the effective rate.
When Do I Have to Pay SDLT?
SDLT is usually applicable in the following situations:
- Purchase of a freehold and leasehold property (including shared ownership),
- Grant or assignment of a lease,
- Transfer of property or land for consideration
How Is SDLT Calculated?
The process of calculating SDLT can vary depending on the property type. Our SDLT calculator simplifies this by allowing you to input the property’s value and type (residential, commercial, second home or Buy-to-Let) and then automatically calculating the applicable tax.
How Our Stamp Duty Calculator Works
Our SDLT calculator applies the current tiered Stamp Duty system. Stamp Duty Land Tax is calculated using tax bands, meaning you pay different SDLT rates on different portions of the purchase price.
Example
If you buy a property for £600,000, you do not pay one flat Stamp Duty rate on £600,000. Instead, you pay 0% on the first band, 2% on the next portion and higher rates only on the part that exceeds each threshold.
This “slice” system ensures that only the portion within each band is taxed at the relevant SDLT rate. Our Stamp Duty calculator automatically breaks down the SDLT payable in each band, the total Stamp Duty due and the effective Stamp Duty rate.
This allows you to clearly see how much Stamp Duty Land Tax applies to you.
Stamp Duty on Buy-to-Let & Additional Properties
If you already own another residential property anywhere in the world, you will usually pay the higher Stamp Duty rates, known as the additional property surcharge.
These higher rates apply to Buy-to-Let properties, second homes, holiday homes and most purchases by limited companies. The surcharge increases the SDLT rate in each tax band, making the Stamp Duty significantly higher than standard residential rates.
For property investors, our SDLT Calculator automatically applies the higher rates where relevant when calculating Buy-to-Let SDLT or additional property surcharge.
Non-UK Resident Stamp Duty Surcharge
Non-UK residents purchasing residential property in England or Northern Ireland are subject to an additional Stamp Duty surcharge.
SDLT residency rules are determined under specific statutory residence tests and are not based purely on citizenship. If you are classed as non-UK resident for Stamp Duty purposes, an additional percentage is added to the applicable SDLT rates.
This can materially increase the total Stamp Duty payable and must be factored into acquisition planning. Use our SDLT Calculator to check if you qualify for first-time buyer relief on your purchase.
First-Time Buyer Stamp Duty Relief
First-time buyers may qualify for Stamp Duty relief if they have never owned a residential property anywhere in the world and are purchasing the property as their main residence.
Use our SDLT Calculator to check if you qualify for first-time buyer relief on your purchase.
Current Stamp Duty Rates
Our SDLT Calculator uses these up-to-date 2026 Stamp Duty rates for England and Northern Ireland (last updated post-April 2025 changes)
| Purchase Price/Transfer Value | Standard Rate (Purchase of First Property) | Additional Property Surcharge |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1.5 million | 12% | 17% |
| Purchase Price/Transfer Value | Standard Rate (Purchase of First Property) | Additional Property Surcharge |
|---|---|---|
| Up to £125,000 | 2% | 7% |
| £125,001 – £250,000 | 4% | 9% |
| £250,001 – £925,000 | 7% | 12% |
| £925,001 – £1,500,000 | 12% | 17% |
| Over £1.5 million | 14% | 19% |
Stamp Duty When Buying Through a Limited Company
Our SDLT Calculator helps determine Stamp Duty when purchasing through a limited company. Limited company Stamp Duty is often misunderstood. In most cases, when a property is purchased through a limited company, the higher rates of Stamp Duty apply automatically, even if it is the company’s first property.
Investors frequently use limited companies or SPVs (Special Purpose Vehicles) to mitigate the impact of Section 24 mortgage interest restrictions. However, limited company Stamp Duty can increase upfront acquisition costs.
Portfolio landlords should consider the interaction between limited company Stamp Duty, Corporation Tax and future Capital Gains Tax.
Adding Stamp Duty to Your Mortgage
While it’s generally advisable not to roll Stamp Duty into your mortgage, many buyers find it necessary.
There are two key points to consider:
- Interest Costs – Mortgages are usually long-term (25 years or more), so the interest on the extra borrowing adds up. At 5% over 25 years, borrowing an additional £5,000 for Stamp Duty could cost around £4,000 in interest.
- Loan-to-Value (LTV) Impact – Adding Stamp Duty increases your LTV ratio, which measures how much of the property’s value you’re borrowing. Competitive mortgage deals often cap LTV at 60%. In the example above, including Stamp Duty would push the LTV from 60% to nearly 62%.
Always check with experts to determine whether including Stamp Duty in your loan is the right choice for you.
Where Can I Find Commercial SDLT Calculator?
UK Property Accountants' calculator accounts for commercial properties and helps you determine the Stamp Duty Land Tax when purchasing non-residential properties, such as offices, retail spaces or industrial buildings. Simply input the market value of the property and the calculator will factor in relevant tax rates and thresholds to give you an accurate SDLT estimate for your commercial property.
What About Residential Stamp Duty Land Tax Calculator?
Our SDLT Calculator helps you calculate the tax due when purchasing a residential property. Whether you are buying a home to live in or an investment property, this tool takes into account current rates, including any applicable relief or exemptions.
What Do I Need to Know About Calculating Buy-to-Let SDLT?
When calculating Buy-to-Let SDLT, or rather, SDLT on Buy-to-Let properties, you need to account for the additional charge on top of the standard rates. This surcharge applies to properties purchased for rental purposes. The SDLT rate is based on the property's purchase price and the applicable thresholds for Buy-to-Let properties. Be aware of potential exemptions or reliefs, depending on your specific situation.
How Can You Avoid Paying SDLT?
If you received a property in any one of the following cases, you won’t have to pay SDLT or file a tax return:
- Property transferred at nil consideration
- Transfer because of divorce
- Freehold property purchased for less than £40,000
- Leasehold property with lease premium less than £40,000 and annual rent is less than £1000
- Property transferred as per will
Why Accurate SDLT Calculation Matters for Property Investors
Stamp Duty is not just a transaction cost, it is part of a wider tax strategy.
An accurate Stamp Duty calculator helps you understand the upfront tax cost, but structuring advice ensures long-term efficiency.
For more information, you can visit our complete guide on Stamp Duty & Land Tax.