Calculate your Stamp Duty Land Tax in seconds — residential, buy-to-let, commercial and non-resident purchases, on current rates. The SDLT calculator below gives you the figure; the notes beneath explain the surcharges, reliefs and refunds that decide whether your figure is the right one — the part generic calculators skip.
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Stamp Duty Calculator Tool
Calculate Stamp Duty Land Tax for residential property in England and Northern Ireland at current rates, including first-time buyer relief and the additional-dwelling and non-resident surcharges.
Your Stamp Duty Calculation
Total SDLT Payable
£0
Band-by-Band Breakdown
Please note: rates apply to residential purchases in England and Northern Ireland (Scotland charges LBTT, Wales LTT). SDLT returns must be filed and paid within 14 days of completion. Company purchases and mixed-use property follow different rules — see the
official SDLT rates or ask us.
Buying in London? Estimate your full transaction costs with our conveyancing calculator, or contact our property team for a fixed-fee conveyancing quote including SDLT handling.
Understanding Your SDLT Figure
How SDLT Works
Stamp Duty Land Tax is charged in slices: each band's rate applies only to the part of the price inside that band, so the tax climbs progressively rather than jumping at thresholds. Rates, bands and first-time-buyer relief change at Budgets — the calculator above is maintained against the current rules, which is precisely why we publish a calculator rather than a rates table that goes stale.
Second Homes & Buy-to-Let
Buying an additional dwelling — a second home or a buy-to-let — adds a surcharge on top of standard rates across the whole price, and the "additional" test catches more people than expect it: overseas property counts, timing between sale and purchase matters, and married couples are treated as one unit. Select the additional-property option above for the surcharged figure, and ask us before completing if your situation sits anywhere near the line — the difference is real money in both directions.
Non-Resident Buyers
Non-UK residents pay a further surcharge on residential purchases, layered on top of whatever else applies — with residence tested on your presence around the transaction, not your passport, and partial refunds available for buyers who then spend enough time in the UK. International purchases are our daily work: our property investor team handles the transaction and the surcharge planning together.
Commercial & Mixed-Use Property
Commercial and genuinely mixed-use property is taxed on its own, generally lower, non-residential scale — which is why classification disputes are the sharpest SDLT arguments: a flat above a shop, land with paddocks, an annexe. HMRC polices aggressive mixed-use claims and the tribunals have backed them; the classification needs to be right, not hopeful. The calculator's commercial option gives the non-residential figure, and we advise where your purchase genuinely sits.
Refunds & Overpayment
SDLT flows back as well as forward: the additional-property surcharge is refundable when you sell your previous main residence within the statutory window, and overpayments happen — uninhabitable properties taxed as dwellings, reliefs never claimed, classifications got wrong. Legitimate refunds are claimed directly from HMRC with proper evidence; be wary of cold-calling "SDLT reclaim" outfits whose creative claims can come back on you with penalties. If you think you've overpaid, we'll tell you honestly whether you have.
When & How It's Paid
The SDLT return and payment are due within 14 days of completion — in practice your conveyancer files the return and pays HMRC from completion funds as part of the transaction, which is one more reason the tax figure belongs in your budget from day one. Our conveyancing calculator covers the rest of the completion costs, and our property law team handles the whole thing.
Why Connaught Law
01Calculator + counselThe tool gives the standard answer; solicitors handle the surcharges, reliefs and classifications that change it.
02Kept currentRates and rules move at every Budget — the calculator and the advice move with them. (Note: MDR was abolished for transactions from June 2024; claims are now historic-only.)
03Senior attention throughoutSDLT questions are answered by our experienced property team directly — with the tax team alongside for the complex ones.
04Honest on refundsReal overpayments recovered properly from HMRC — and straight advice when a "reclaim" pitch is too good to be true.
Frequently Asked Questions
Is this SDLT calculator up to date?
Yes — it's maintained against the current rates and thresholds, including the additional-property and non-resident surcharges, and updated when Budgets move them. That's the point of a calculator over a rates table: the figure reflects the rules on the day you use it. For completion-critical decisions, we confirm the figure as part of the conveyancing.
Do first-time buyers pay stamp duty?
Often less, sometimes nothing: first-time buyer relief reduces or removes SDLT below set price thresholds, provided every buyer qualifies and the property will be your home. Above the relief's ceiling, standard rates apply in full. Select the first-time buyer option in the calculator and it applies the current relief automatically.
Can I get a stamp duty refund?
The common legitimate cases: you paid the additional-property surcharge and then sold your previous main home within the statutory window, or you genuinely overpaid through misclassification or an unclaimed relief. Refunds are claimed from HMRC with evidence, on deadlines. What we'd steer you away from is speculative reclaim schemes — HMRC recovers bad claims with interest and penalties.
Does the calculator cover commercial property?
Yes — select the commercial option for the non-residential scale, which also applies to genuinely mixed-use purchases. The expensive question is usually classification, not arithmetic: whether a property truly qualifies as mixed-use decides which scale applies at all, and that's a legal judgment we're happy to give before you rely on the lower number.
Figure bigger than expected — or suspiciously small?
Surcharges, reliefs and classification can move SDLT by tens of thousands. Send us the purchase details and we'll confirm the right figure before you commit.
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