Estimate Stamp Duty Land Tax (SDLT) for a residential property purchase in England or Northern Ireland. The estimate uses the rates in force from 1 April 2025, checked on 7 September 2026.
Buying in Scotland or Wales? Use the official LBTT calculator or LTT calculator.
This is a budgeting guide for individuals buying one residential property in a straightforward transaction, including an ordinary existing lease purchase. It is not a tax assessment.
It does not calculate tax on lease rent, shared ownership arrangements, commercial or mixed-use property, company or trust purchases, linked transactions or special reliefs. It also does not determine which buyer-status rules apply to you.
Ask your conveyancer to confirm the tax due and any refund eligibility before committing to a purchase. For other circumstances, use HMRC's guidance and calculator.
Use the estimate as one part of your buying budget. Your mortgage deposit, legal fees and moving costs need separate planning.
Buying your first home? Our first-time buyer mortgage advice page explains how Count Ready can help with your mortgage application. Your conveyancer should confirm the tax due.
Enter the full purchase price, then select the buyer-status options that apply to the transaction. The result is an estimate for one residential property in England or Northern Ireland. It includes the additional-property and non-UK resident surcharges when selected.
If you are buying with someone else, check the position for all buyers. A spouse’s existing property can also affect the higher-rate rules. Your conveyancer can confirm the correct treatment before you commit to the purchase.
For an ordinary residential purchase, different rates apply to different parts of the price. The highest rate reached is not charged on the whole amount.
| Part of the purchase price | Rate |
|---|---|
| Up to £125,000 | 0% |
| Above £125,000, up to £250,000 | 2% |
| Above £250,000, up to £925,000 | 5% |
| Above £925,000, up to £1.5 million | 10% |
| Above £1.5 million | 12% |
First-time buyer relief can reduce the bill. If all buyers qualify and the purchase price is no more than £500,000, no SDLT is due on the first £300,000 and 5% applies to the remainder. Above £500,000, the relief is unavailable for the whole transaction. Any non-resident surcharge is a separate consideration.
Where the higher rates for additional properties apply, they add five percentage points to the standard residential bands. A separate two-percentage-point surcharge can apply to non-UK residents. These charges can apply together.
Buying a replacement main home, selling a previous home later, joint ownership and the specific SDLT residence test can change the position. The calculator does not decide eligibility or calculate refunds. Check the higher-rate rules and non-resident rules with your conveyancer if either could apply.
Keep your tax budget separate from your mortgage deposit. You may also need funds for conveyancing, searches, a survey, mortgage-related fees and moving costs. Ask when each cost becomes payable and which costs would be lost if the purchase did not go ahead.
Use our deposit calculator and mortgage repayment calculator for the other parts of your initial planning. Their estimates do not establish that a lender will offer a mortgage.
No. Scotland uses Land and Buildings Transaction Tax (LBTT), while Wales uses Land Transaction Tax (LTT). Use the official calculators linked above for a property in either nation.
No. The calculator is a budgeting aid for the transactions described above. Your conveyancer should confirm the tax due, buyer-status tests and any reliefs. Special arrangements, including shared ownership, linked purchases and tax on lease rent, need separate calculations.
The SDLT return and payment are normally due within 14 days of the transaction’s effective date, usually completion. Your solicitor or conveyancer will normally deal with this and should confirm the deadline for your purchase.
Count Ready can help you understand your mortgage options and prepare for an application. Request a conversation with a mortgage adviser if you would like to discuss your borrowing plans. Your conveyancer or tax adviser should confirm the property tax.
Rates checked on 7 September 2026 against HMRC’s residential SDLT guidance. Rules can change; this calculator does not cover earlier transactions or future announced changes.
