UK Stamp Duty (SDLT) Calculator
Calculate Stamp Duty Land Tax on a residential property in England or Northern Ireland. Uses the 2025-26 bands, plus the 2% non-resident surcharge and 5% additional-property surcharge.
Inputs
Residency
Property type
Result
Effective rate on purchase: 5.00%
What this covers:England & Northern Ireland residential SDLT. Scotland uses LBTT, Wales uses LTT — different rates, not calculated here. The 2025-26 bands shown: 0% to £125k, 2% £125-250k, 5% £250-925k, 10% £925k-1.5M, 12% above £1.5M.
Non-resident surcharge: +2% on every band for buyers who spent fewer than 183 days in the UK in the 12 months ending on completion day. The surcharge is reclaimable within 12 months if you become UK-resident after completion.
Additional property surcharge: +5% on every band (raised from 3% on 31 October 2024) if this is not replacing your only or main residence — applies to buy-to-let, second homes, and inherited investment properties. Read HMRC’s definition carefully; replacing a main residence within 36 months can be exempt.
Most foreign buyers pay both. A non-resident buying a property that is not their only home faces the 2% non-resident surcharge and the 5% additional-property surcharge — a combined 7% on top of the standard bands.
This is an indicative calculation. Final liability is what your solicitor files on the SDLT1 return. Outpost does not provide tax advice.
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