UK Stamp Duty Calculator (SDLT 2026)

Band-by-band SDLT for England and Northern Ireland, including the April 2025 rate reset, the 5% additional dwelling surcharge, and the 2% non-UK resident uplift. Built for buyers modelling real completion costs before exchanging.

UK Stamp Duty (SDLT) Calculator 2026

Band-by-band SDLT for England and Northern Ireland. Standard, first-time buyer, additional dwelling, and non-UK resident scenarios — using rates effective from 1 April 2025.

Purchase

£

FTB relief is withdrawn entirely above £500,000. Additional dwelling surcharge applies on purchases of £40,000 or more.

Residency

Adds a 2% surcharge on top of every band. Stacks with the additional dwelling surcharge where applicable.

SDLT Breakdown

Schedule AppliedStandard Residential
Effective Rate3.00%
BandRateTax
Up to £125,0000%£0
£125,000 to £250,0002%£2,500
£250,000 to £925,0005%£12,500
Total Stamp Duty Due
£15,000
Payable to HMRC within 14 days of completion

Illustrative model only. Rates effective from 1 April 2025 for England and Northern Ireland. Scotland (LBTT) and Wales (LTT) use separate regimes and are not covered here. Tax treatment depends on individual circumstances including replacement-of-main-residence rules, multiple dwellings relief, and corporate purchaser treatment. Shaded Canvas is not authorised by the FCA and does not provide tax advice. Speak to a qualified conveyancer or tax adviser before completion.

How the SDLT Calculator Works

Stamp Duty Land Tax is calculated on a marginal, sliced basis. Each segment of the purchase price falling within a given band is taxed at that band's rate, and the totals are summed. The calculator surfaces the full schedule so every pound of tax is auditable rather than appearing as a single black-box figure.

Three switches change which schedule is applied. Selecting First-Time Buyer uses the FTB relief schedule — but only if the purchase price is £500,000 or below. Above that cap, FTB relief is withdrawn entirely and the standard schedule applies. Selecting Additional Dwelling applies the 5% surcharge to every band, but only when the price is £40,000 or more. Below that threshold the standard schedule is used. Toggling the Non-UK Resident option adds 2% to whichever schedule is in force, stacking on top of any additional dwelling surcharge.

Inputs

  • Purchase price — the agreed price in GBP, before any reliefs.
  • Buyer profile — standard, first-time buyer, or additional dwelling (BTL / second home).
  • Non-UK resident — applies the 2% non-resident surcharge on top of every band.

SDLT Bands at a Glance (April 2025 onwards)

The table below summarises the rate that applies to each slice of the purchase price under each schedule modelled by the calculator.

Standard Residential

  • Up to £125,000 — 0%
  • £125,001 to £250,000 — 2%
  • £250,001 to £925,000 — 5%
  • £925,001 to £1,500,000 — 10%
  • Above £1,500,000 — 12%

First-Time Buyer (price ≤ £500,000)

  • Up to £300,000 — 0%
  • £300,001 to £500,000 — 5%
  • Above £500,000 — relief withdrawn; standard rates apply

Additional Dwelling (price ≥ £40,000)

  • Up to £125,000 — 5%
  • £125,001 to £250,000 — 7%
  • £250,001 to £925,000 — 10%
  • £925,001 to £1,500,000 — 15%
  • Above £1,500,000 — 17%

Non-UK Resident Surcharge

A 2% surcharge applies on top of whichever schedule is in force, on every band. A non-UK resident buying an additional dwelling therefore faces standard rates plus 5% plus 2% on every band — a 7% surcharge in aggregate.

Why SDLT Matters More Than Most Buyers Realise

SDLT is paid out of cash, on top of the deposit, on top of legal fees, on top of furnishing or refurb budgets. On a £750,000 additional-dwelling purchase, SDLT alone is £55,000 — roughly the cost of a kitchen, a bathroom and a new roof combined. Investors modelling buy-to-let yields who omit SDLT from their entry cost routinely overstate their net returns by one to two percentage points in year one.

The April 2025 rate reset materially increased the entry cost for mid-market buyers in particular. The nil-rate threshold dropped from £250,000 to £125,000, adding £2,500 of SDLT to every transaction in the £250,000-plus bracket. For first-time buyers the threshold dropped from £425,000 to £300,000, and the cliff at £500,000 reverted to its pre-2022 level. These shifts compound for investors: UK buy-to-let economics now look meaningfully different at any price point.

The other quiet hit is the additional dwelling surcharge, which rose from 3% to 5% in October 2024. Every leveraged BTL purchase in England now carries roughly £15,000 to £25,000 of extra entry cost relative to two years ago. For senior professionals modelling whether to deploy cash into direct landlording or into hands-off property income via Model One, the SDLT differential alone is enough to change the answer.

Worked Examples

£450,000 — Standard Buyer Replacing Main Residence

0% on the first £125,000 = £0. 2% on the next £125,000 = £2,500. 5% on the remaining £200,000 = £10,000. Total SDLT due: £12,500. Effective rate 2.78%.

£450,000 — First-Time Buyer

0% on the first £300,000 = £0. 5% on the next £150,000 = £7,500. Total SDLT due: £7,500. Effective rate 1.67%. Relief saves £5,000 versus the standard schedule.

£450,000 — Additional Dwelling (BTL / Second Home)

5% on the first £125,000 = £6,250. 7% on the next £125,000 = £8,750. 10% on the remaining £200,000 = £20,000. Total SDLT due: £35,000. Effective rate 7.78%. The surcharge adds £22,500 versus a standard purchase of the same property.

£450,000 — Non-UK Resident Buying an Additional Dwelling

7% on the first £125,000 = £8,750. 9% on the next £125,000 = £11,250. 12% on the remaining £200,000 = £24,000. Total SDLT due: £44,000. Effective rate 9.78%. The two surcharges together add £31,500 versus a standard UK-resident purchase.

Related Reading

Pages and articles that take the SDLT result further — into yield, cashflow and deployment alternatives.

Frequently Asked Questions

What SDLT rates does this calculator use?
It uses the rates effective from 1 April 2025 for England and Northern Ireland. Standard residential rates are 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, and 12% above. First-time buyers pay 0% to £300,000 and 5% to £500,000, with relief withdrawn entirely above £500,000. Additional dwellings (second homes, buy-to-let) carry a 5% surcharge on every band, applied when the purchase price is £40,000 or more. Non-UK residents add a further 2% on top of every band.
Does the calculator cover Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both are separate regimes with different bands and surcharge rules. This calculator only models SDLT, which applies in England and Northern Ireland.
How does the additional dwelling surcharge work?
If you own any other residential property anywhere in the world at the point of completion, the purchase is treated as an additional dwelling and a 5% surcharge is added to every band. The exception is when the new property replaces your only or main residence and the previous main residence is sold within 36 months of completion. In that case, the additional dwelling surcharge does not apply or is refundable.
What counts as a first-time buyer?
You must never have owned a freehold or leasehold interest in a residential property anywhere in the world, including by inheritance or gift. The property must be your only or main residence. Crucially, FTB relief is withdrawn entirely if the purchase price exceeds £500,000 — there is no partial relief above the cap. The calculator reflects this cliff.
Can the non-UK resident surcharge stack with the additional dwelling surcharge?
Yes. A non-UK resident purchasing an additional dwelling pays standard rates plus 5% (additional dwelling) plus 2% (non-resident), which is a 7% surcharge on every band. This calculator stacks them correctly when both options are selected.
When is the SDLT payable?
SDLT must be paid to HMRC within 14 days of the effective date of the transaction, which is usually the completion date. Your conveyancer typically files the SDLT return and pays the tax on your behalf out of completion funds. Late filing triggers automatic penalties.
Does the calculator account for Multiple Dwellings Relief?
No. Multiple Dwellings Relief was abolished for transactions completing on or after 1 June 2024 and is not modelled here. For transactions involving six or more dwellings or genuine non-residential elements, separate non-residential rates may apply — speak to a conveyancer or SDLT specialist.
Is this regulated tax advice?
No. The calculator is an illustrative model. Shaded Canvas is not authorised by the FCA and does not provide tax advice. SDLT treatment depends on individual circumstances, the structure of the purchase, and reliefs that may or may not apply. Always confirm the figure with your conveyancer or a qualified tax adviser before completion.

SDLT eating into your projected yield?

See how Shaded Canvas helps senior professionals deploy idle capital into asset-backed UK property income — without taking on SDLT, mortgages, or tenant management directly.

Explore Model One →
More tools in the library. Browse the full tools collection.