Tool · SDLT
Stamp Duty Calculator
Calculate UK stamp duty (SDLT) for residents and non-residents. Includes the 2% non-resident surcharge and 5% additional dwelling surcharge.
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Total stamp duty
£0
Effective rate: 0.00%
Breakdown by band
| Band | Rate | Tax |
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Enter a property price to see the breakdown.
This calculator provides a general guide only and does not constitute financial advice. Stamp duty rules and rates may change. Always confirm current rates with your Solicitor.
*Calculations based on published rates effective from 1 April 2025. Source: https://www.gov.uk/stamp-duty-land-tax
- This information is a guide only and should not be relied on as a recommendation or advice that any particular mortgage is suitable for you.
- All mortgages are subject to the applicant(s) meeting the eligibility criteria of lenders.
- Make an appointment to receive mortgage advice suitable for your needs and circumstances.
About the surcharges
Stamp Duty Land Tax (SDLT) applies to property purchases in England and Northern Ireland. The base rates are tiered: each portion of the price falling in a band is taxed at that band's rate. Two surcharges sit on top, and one relief sits below.
First-time buyer relief
If you have never owned a property anywhere in the world, the first-time buyer relief lifts the 0% threshold to £300,000 and taxes the £300,001 to £500,000 portion at 5%. The relief is only available on properties priced at £500,000 or less. Above that, the standard rates apply with no relief.
5% additional dwelling surcharge
If you already own a property and are not replacing your main home, you pay an extra 5% on top of every band. This catches second homes, holiday homes, and buy-to-let purchases. The surcharge applies to the 0% band as well as the higher bands, so a small additional purchase still attracts SDLT.
2% non-UK resident surcharge
If you have spent fewer than 183 days in the UK during the 12 months before completion, you are a non-UK resident for SDLT purposes. A 2% surcharge applies on top of every band, including the 0% band. The 2% surcharge stacks with the 5% additional dwelling surcharge, so a non-resident buy-to-let purchase carries both.
If you become UK-resident within 12 months of completion, you can claim back the 2% portion from HMRC, with the application made within two years of completion.
Buy-to-let purchases
A buy-to-let purchase is treated as an additional dwelling for SDLT purposes, so the 5% surcharge applies regardless of whether you already own other property. Limited company purchases follow the same surcharge rules.
This calculator is for guidance only. Final SDLT depends on the full facts of the transaction. HMRC's own SDLT calculator is the authoritative source. For complex cases, take advice from a conveyancer.
Disclaimer
Mortgage One is a mortgage broker and does not provide legal or tax advice. This Stamp Duty Calculator and all accompanying information are provided for general informational purposes only and do not constitute personal advice, legal advice, or tax advice.
While reasonable care is taken to reflect current Stamp Duty Land Tax legislation, rates, thresholds, and reliefs are subject to change and may apply differently depending on individual circumstances, transaction structure, and the law in force at the date of completion.
The calculator provides an estimate only and does not account for all possible reliefs, exemptions, or surcharges, including (without limitation) replacement of a main residence, higher rates for additional properties, multiple dwellings relief, mixed-use transactions, company purchases, or non-UK residency rules.
Mortgage One does not guarantee the accuracy, completeness, or applicability of the calculator results and accepts no liability for any loss, cost, or consequence arising from reliance on the calculator or the information provided. If there is any difference between the calculator output and a calculation provided by a conveyancer or accountant, the conveyancer or accountant's calculation should be treated as definitive.
This information is provided as a guide only and should not be relied upon as a recommendation or advice that any particular mortgage is suitable for you.
It is essential for users to consult a qualified solicitor or accountant to verify Stamp Duty Land Tax obligations and ensure accuracy for their individual transactions.
All mortgages are subject to the applicant(s) meeting the eligibility criteria of lenders.
You may make an appointment to receive mortgage advice that is suitable for your needs and circumstances.
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