Stamp duty calculator

The UK now has among the highest property transaction taxes in the world.

In England or Northern Ireland you pay Stamp Duty Land Tax (SDLT), while in Scotland you pay Land and Buildings Transaction Tax (LBTT) and in Wales you will pay Land Transaction Tax (LTT).

This calculator will calculate the transaction tax on residential property purchases for investment.

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transaction tax payable
0% effective rate

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Understand Your Property Costs with Confidence

Stamp Duty Land Tax (SDLT) is a key financial consideration in any property purchase across England and Northern Ireland. Paid by the buyer on residential and non-residential property transactions, SDLT can significantly affect overall affordability. Understanding how much stamp duty you will pay – and how it varies depending on the nature of the purchase – is vital for accurate budgeting and long-term planning.

To support informed decision-making, the PropertyData Stamp Duty Calculator offers a fast, reliable way to estimate your SDLT liability based on current UK thresholds. Whether you're a first-time buyer, landlord, company or overseas purchaser, our tool streamlines the process by delivering a clear breakdown of applicable tax bands and total costs, allowing you to plan with precision.

How Is Stamp Duty Calculated in the UK?

Stamp Duty Land Tax is calculated using a progressive system, where the tax is applied in brackets according to the portion of the property's price that falls within each band.

For example:

  • The first portion of the price up to a threshold is taxed at a lower rate (or not at all).
  • As the price rises, higher bands apply to the portion of the value that falls within those thresholds.

Factors Affecting SDLT Rates

Different buyer profiles influence the rate of SDLT payable:

  • First-Time Buyers benefit from reliefs, paying less or no SDLT on properties under a certain value.
  • Buyers of Additional Properties (e.g. second homes or buy-to-let properties) face an additional 3% surcharge.
  • Companies and legal entities may be subject to higher rates depending on the nature of the purchase.
  • Non-UK Residents currently pay a 2% surcharge in addition to the standard or higher SDLT rates.

Stamp Duty Reliefs and Exemptions

Several SDLT reliefs exist, including:

  • First-time buyer relief, reducing or removing SDLT liability on properties up to £625,000.
  • Multiple dwellings relief, applicable when purchasing more than one residential property in a single transaction.
  • Exemptions, such as properties transferred due to divorce or inheritance, which may not incur SDLT.

The combination of progressive tax rates and buyer category creates a complex landscape, making accurate calculations essential. That's where the PropertyData Stamp Duty Calculator becomes indispensable.

How to Use a Stamp Duty Calculator for UK Property Purchases

Our stamp duty calculator is designed for ease of use and accuracy. In just a few steps, you can obtain a clear and detailed estimate of your SDLT liability.

Step-by-Step Guide

  1. Enter the Purchase Price - Begin by inputting the property's purchase price.
  2. Select Your Buyer Status - Choose from options including:
    • First-time buyer
    • Buying an additional property
    • Purchasing as a company
    • Non-UK resident
  3. Submit to Calculate - The calculator instantly processes your input and presents a full breakdown of SDLT due.

Understanding Your Results

Your results will include:

  • The total SDLT payable
  • A breakdown by tax band, showing how each portion of the property value is taxed
  • Any surcharges or reliefs applied, tailored to your buyer profile

Adaptable to Real Scenarios

Whether you're purchasing a £350,000 first home or a £700,000 investment property, the calculator dynamically adjusts to your circumstances – giving you clarity before you commit.

What Are the Stamp Duty Rates for 2025?

Stamp Duty thresholds are reviewed periodically by HMRC, and rates may change depending on government policy. As of the current 2025 guidance, the following rates apply:

Residential Property

Property Price Bracket Standard SDLT Rate
Up to £250,000 0%
£250,001 – £925,000 5%
£925,001 – £1.5 million 10%
Over £1.5 million 12%

First-Time Buyer Relief

Property Price Bracket SDLT Rate (First-Time Buyers)
Up to £425,000 0%
£425,001 – £625,000 5%

Surcharges

  • Additional Properties: +3% on top of standard rates
  • Non-UK Residents: +2% on top of all applicable rates

For non-residential or mixed-use properties, a different rate structure applies, which the calculator can accommodate.

Stamp Duty Calculator for UK Property Investors

For investors, SDLT can substantially increase acquisition costs, particularly on higher-value or multiple properties.

Key Considerations for Investors

  • 3% Surcharge - Applies to most buy-to-let purchases and second homes.
  • Incorporated vs Personal Ownership - Buying through a limited company may offer tax planning opportunities but can also attract higher SDLT or different tax implications.
  • Portfolio Planning - Investors buying multiple dwellings might benefit from Multiple Dwellings Relief, reducing overall SDLT liability.

Using the PropertyData Stamp Duty Calculator allows investors to model different scenarios and assess cost-efficiency before committing to a purchase.

Frequently Asked Questions

How much stamp duty will I pay in the UK?

It depends on your purchase price and buyer category. Use our UK stamp duty calculator for an accurate calculation.

What is the stamp duty for foreigners in the UK?

Foreign buyers currently pay a 2% SDLT surcharge in addition to the usual rates.

How much is stamp duty on a £400,000 house in the UK?

The amount varies by buyer status. Our stamp duty land tax calculator will break down the cost precisely.

How much is stamp duty on a £350,000 house in the UK?

The calculator factors in current rates and any eligible reliefs to give a tailored estimate.

How much is stamp duty on a £700,000 house in the UK?

Your SDLT liability will depend on which portions of the price fall into each tax band. Use the calculator for a detailed view.

What is the stamp duty on a second property in the UK?

An additional 3% surcharge applies on top of the standard rates.

Does owning a property abroad affect stamp duty in the UK?

Yes. If you own overseas property, your UK purchase may be treated as an additional property and attract higher rates.

Do you pay stamp duty when selling a house in the UK?

No. SDLT is payable by buyers, not sellers.

What is the tax on owning two properties in the UK?

While SDLT affects purchases, owning multiple properties may also lead to higher council tax or capital gains tax when selling.

Conclusion

Stamp Duty Land Tax is a complex but essential aspect of property transactions in the UK. From first-time buyers to seasoned investors, understanding your SDLT liability ensures better budgeting, fewer surprises, and more confident purchasing decisions.

The PropertyData Stamp Duty Calculator provides an efficient, user-friendly way to calculate exact costs based on current legislation. With up-to-date rates and dynamic adjustments based on buyer profile, it is an essential resource for anyone entering the property market.

Stay informed. Stay prepared. Use our stamp duty calculator to guide your next move.

Try our Stamp Duty Calculator

Our stamp duty calculator provides instant, accurate calculations for all property types and buyer categories. Get a complete breakdown of your SDLT liability in seconds.

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Transparent data promise

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How often is the data updated?

The data is updated in near real-time.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from the portal, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

What are the statistics used?

Averages shown are the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How do you know the square footage of properties?

We use proprietary technology to read the square footage of properties from agent floorplans. Although we cannot determine the square footage for all properties, we can usually get sufficient coverage. Agents are sometimes known to inflate square footage, and this should be borne in mind as a weakness of this data.

How often is the data updated?

The data is updated in near real-time.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from the portal, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property "price paid" data provided by the Land Registry.

How often is the data updated?

Once per month when released by the Land Registry, typically towards the end of each calendar month covering up to the end of the previous calendar month.

What time period does the data cover?

You can customise the time period using the filter at the top of the view. The default time period is up to 9 months back from today's date. The latest data covers the period up to 2025-12-15, although some sales that took place before this date may still be added in the coming months.

How is the raw data processed?

No additional processes are applied to this data.

What are the statistics used?

Averages shown are the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property "price paid" data provided by the Land Registry, and Energy Performance Certificate (EPC) data provided by Department for Levelling Up, Housing & Communities.

How do you know the square footage of properties?

We match the Land Registry data to EPC data provided by the Department for Levelling Up, Housing & Communities. Due to the fact that not all properties sold have had an EPC and vagaries of addressing in the UK, we are not able to determine the square footage of all properties, but we can usually get sufficient coverage.

How often is the data updated?

The private paid data is updated once per month when released by the Land Registry, typically towards the end of each calendar month covering up to the end of the previous calendar month. The energy performance certificate database is updated monthly.

What time period does the data cover?

You can customise the time period using the filter at the top of the view. The default time period is up to 9 months back from today's date. The latest data covers the period up to 2025-12-15, although some sales that took place before this date may still be added in the coming months.

How is the raw data processed?

No additional processes are applied to this data.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How often is the data updated?

The data is updated in near real-time.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from the portal, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Room let listings on SpareRoom, the UK's biggest room letting website.

How often is the data updated?

The data is updated in near real-time.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from SpareRoom, they are soon removed from this tab.

How is the raw data processed?

Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How often is the data updated?

The data is updated in near real-time.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from the portal, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded. Yields are calculated by comparing only properties with the same number of bedrooms, e.g. 3-bedroom properties for rent with 3-bedroom properties for sale.

What is the yield calculation used?

The calculation used is (average_weekly_asking_rent * 52 / average_asking_price), expressed as a percentage. It is a top-line gross yield, meaning no expenses are considered.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How often is the data updated?

The data is updated in near real-time.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from Zoopla, Rightmove or Spareroom, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Yields are calculated by comparing only properties with the same number of bedrooms, e.g. 3-bedroom properties for rent with 3-bedroom properties for sale. For the SpareRoom data, hypothetical properties consisting of two to six average double rooms with shared bathrooms are used to derived average rent. For all sources, listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

What is the yield calculation used?

The calculation used is (average_weekly_asking_rent * 52 / average_asking_price), expressed as a percentage. It is a top-line gross yield, meaning no expenses are considered.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property "price paid" data provided by the Land Registry.

How often is the data updated?

Once per month when released by the Land Registry, typically towards the end of each calendar month covering up to the end of the previous calendar month.

Zoopla Zed-index

What time period does the data cover?

The data covers transactions in the last six years

How is the raw data processed?

No additional processes are applied to this data.

What are the statistics used?

The average shown is the interquartile mean, a type of average that is insensitive to outliers while being its own distinct parameter. The 80% range means that 80% of the listed properties fall inside this range.

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How often is the data updated?

The listings data is updated in near real-time. The Land Registry data is updated once per month when released, typically towards the end of each calendar month covering up to the end of the previous calendar month.

What time period does the data cover?

The price paid data shown goes back to January 2015. The listings data is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from the portal, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

What are the calculations used?

Average sales per month are for the last 3 finalised months. Turnover is average sales per month divided by total for sale. Inventory is 100 divided by turnover.

Where does the raw data come from?

Property listings seen on rightmove.co.uk, zoopla.co.uk and onthemarket.com.

How often is the data updated?

The listings data is updated in near real-time. The Land Registry data is updated once per month when released, typically towards the end of each calendar month covering up to the end of the previous calendar month.

What time period does the data cover?

This is a real-time market snapshot - the data covers currently listed properties. Once properties are removed from the portal, they are soon removed from this tab.

How is the raw data processed?

Duplicates from multiple sources are matched and reconciled as far as possible. Listings with obvious errors, where price or number or bedrooms appear out of range, are discarded.

Where does the raw data come from?

We receive data on the extent and corporate ownership of all land titles in England & Wales from the Land Registry.

How often is the data updated?

The data is updated once per month when released, typically in the first few days of each calendar month.

What time period does the data cover?

This is an ownership snapshot - the data represents ownership as recorded by the Land Registry at the last monthly export.

How is the raw data processed?

No additional processes are applied to this data.

Where does the raw data come from?

We source different expert forecasts Savills, Knight Frank, OBR

How often is the data updated?

The data is updated annually when new forecasts are released, typically towards the beginning of the year.

How is the raw data processed?

We calculate a consensus forecast using a simple mean average.