Where do these bands come from?

GOV.UK residential SDLT rates (https://www.gov.uk/stamp-duty-land-tax/residential-property-rates). Always confirm before exchanging — tax rules change.

What about Wales or Scotland?

Land Transaction Tax (Wales) and Land and Buildings Transaction Tax (Scotland) use different bands. This calculator covers England & Northern Ireland only.

Do I pay stamp duty when I remortgage?

Usually not, if you are only changing the loan. A transfer of equity can differ. This is not tax advice.

Does this cover Scotland or Wales?

No. England and Northern Ireland only.

Are the bands current?

They are the bands last checked on the date shown. Confirm on GOV.UK.

What is an additional-property rate?

Higher bands that can apply if you already own another home. Read GOV.UK.

Is this my solicitor’s figure?

No. Your conveyancer calculates the return.

Stamp duty calculator (England SDLT)

Last checked 2 November 2026UK · illustrative onlyNot a lender or brokerAbout Disclaimer

Published by Rodway Labs — not a mortgage adviser

Residential Stamp Duty Land Tax for England and Northern Ireland only. Rates encoded as of 1 April 2025 (researched 2 November 2026). Wales (LTT) and Scotland (LBTT) are out of scope.

Equations and method

Assumptions

England & Northern Ireland only — not Wales (LTT) or Scotland (LBTT).
Ignores rare reliefs and the 2% surcharge for buyers who are not UK resident.
Higher rates usually don’t apply if you are replacing your main residence and the old one is sold by completion (HMRC allows a refund if it sells within 36 months).
Checked against HMRC’s worked examples on 14 October 2026: £295,000 standard = £4,750; £500,000 first-time buyer = £10,000.
Assumption date: 1 April 2025. Research date: 2 November 2026.
Confirm with gov.uk or your conveyancer before relying on figures.

Your inputs

Starter figures are UK EXAMPLE values you can edit. Scenario rates, not a market quote. 4.19%, 4.39%, 4.14% and 7.49% SVR on this site are labelled EXAMPLE figures, last checked 2 November 2026. Results update as you type.

Purchase priceEngland & NI residential only

Buyer type

Results

SDLT due (England & NI)

£7,500.00

Effective rate

2.14%

Band breakdown

£0–£125,000 @ 0%

£0

£125,000–£250,000 @ 2%

£2,500

£250,000–£350,000 @ 5%

£5,000

England & NI residential SDLT rates as of 1 April 2025 (researched 2 November 2026).
Wales (LTT) and Scotland (LBTT) are not calculated here.

Method: progressive England & NI residential SDLT bands (as of 1 April 2025). Tax is summed on each price slice. Wales/Scotland not calculated.

Illustrative only — not personalised advice, not a credit or mortgage offer, and not an FCA-regulated recommendation. Your offer and ESIS set the real ERC, fees and terms. Stamp duty here is England & Northern Ireland only; Scotland and Wales use different taxes. Full calculator disclaimer.

What to do next

How to use this calculator

Enter the purchase price.
Choose the buyer type: standard (moving home or sole property), first-time buyer, or additional property.
Read the SDLT due and the effective rate for England and Northern Ireland.
If the property is in Scotland or Wales, use LBTT or LTT instead; this tool does not cover them.
Check the figure against GOV.UK or your conveyancer before you rely on it.

Methodology and equations

Progressive band calculation: tax is summed on each slice of the price at that slice’s rate. First-time buyer relief (where eligible and price ≤ £500,000): 0% to £300,000 then 5% to £500,000. Additional dwellings use higher rates (+5pp).

The assumptions are listed in the box near the top of this page.

How this calculator works

Use this for residential SDLT in England and Northern Ireland. A straight remortgage of your own home usually does not trigger SDLT.

How this is calculated

The price is split into slices and each slice is taxed at its band rate: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above, as on GOV.UK.
First-time buyers: 0% up to £300,000 and 5% from £300,000 to £500,000. Above £500,000, the relief does not apply and the standard bands are used on the whole price.
Additional dwellings: 5 percentage points are added to each standard band. The 2% non-UK resident surcharge is not modelled.

This matches the code behind the tool. The full formulae are on the calculator methodology page.

Worked example

Scenario rates, not a market quote

Bands follow GOV.UK SDLT rates as last checked for this tool. Do not use the £185,000 EXAMPLE mortgage balance as a purchase price.

Scotland uses LBTT and Wales uses LTT. Those results are out of scope. Last checked 2 November 2026.

On the starter £350,000 price: a standard purchase is £7,500 (2% of £125,000 plus 5% of £100,000), a first-time buyer pays £2,500, and an additional home £25,000. A remortgage with no change of ownership is not a purchase.

Limitations: what this ignores

Non-residential property.
Linked transactions and company purchases.
Reliefs other than the first-time buyer treatment coded here.
A remortgage that does not change ownership.

Sources

Guides that go with this tool

Questions

Do I pay stamp duty when I remortgage?: Usually not, if you are only changing the loan. A transfer of equity can differ. This is not tax advice.
Does this cover Scotland or Wales?: No. England and Northern Ireland only.
Are the bands current?: They are the bands last checked on the date shown. Confirm on GOV.UK.
What is an additional-property rate?: Higher bands that can apply if you already own another home. Read GOV.UK.
Is this my solicitor’s figure?: No. Your conveyancer calculates the return.

Notes & FAQs

Where do these bands come from?: GOV.UK residential SDLT rates (https://www.gov.uk/stamp-duty-land-tax/residential-property-rates). Always confirm before exchanging — tax rules change.
What about Wales or Scotland?: Land Transaction Tax (Wales) and Land and Buildings Transaction Tax (Scotland) use different bands. This calculator covers England & Northern Ireland only.