How much stamp duty will I pay?

The Stamp Duty Land Tax (SDLT) you pay depends on the purchase price, the type of buyer and the property. This calculator shows an illustrative band-by-band breakdown for England and Northern Ireland, including the 5% additional-dwelling surcharge for second homes and buy-to-let, limited-company rates, and non-residential / mixed-use rates. It is a guide only — confirm your liability with HMRC or a qualified tax adviser. Scotland uses LBTT and Wales uses LTT, which have different scales.

Do I pay the stamp duty surcharge on a second home or buy-to-let?

An individual buying an additional residential property is generally charged a 5% surcharge on top of the standard rates in England and Northern Ireland. If you replace your main residence and sell the previous one within 36 months, you may be able to reclaim the surcharge. The treatment of your specific purchase should be confirmed with a qualified tax adviser.

Is stamp duty different for a limited company?

Limited companies buying residential property generally pay the additional-dwelling (5% surcharge) rates. Single-dwelling purchases above a set threshold by a company may attract a flat ATED-related rate where the property is not let commercially or used in a property-development trade. This calculator does not apply the ATED-related flat rate — speak to a qualified tax adviser if it may apply.

Published 8 December 2014 · Last reviewed 1 May 2026

Stamp Duty Calculator

Estimate the Stamp Duty Land Tax (SDLT) on a property purchase in England and Northern Ireland — for main homes, second homes, buy-to-let, limited companies, commercial / mixed-use and derelict property. Figures are illustrative; confirm your liability with HMRC or a qualified tax adviser.

PENDING Richard / Compliance FCA sign-off — disclaimer wording is draft and must be approved before go-live.

For illustration purposes only

This calculator is a general guidance tool. The figures it produces are illustrative and based only on the inputs you enter — they are not a quote, an offer, financial advice, tax advice, or legal advice. Stamp Duty Land Tax (SDLT) rules are complex and change frequently. The rates shown apply to England and Northern Ireland; Scotland (LBTT) and Wales (LTT) use different scales.

Speak to a qualified professionalFor your tax position, consult a qualified tax adviser or accountant — they will confirm reliefs, surcharges and the correct treatment for your circumstances. Niche Advice does not provide tax advice.

Legal mattersSDLT submission, conveyancing, title and limited-company structuring should be confirmed with a regulated solicitor or licensed conveyancer. For the finance, speak to an FCA-regulated mortgage adviser.

Niche Advice Limited accepts no responsibility for any decisions made on the basis of this calculator. Niche Advice Limited is authorised and regulated by the Financial Conduct Authority (FCA Reference: 750263). Niche Advice Limited is a credit broker, not a lender. Your home may be repossessed if you do not keep up repayments on a mortgage secured against it.

Tax rules and thresholds change frequently. Confirm your stamp duty liability with HMRC or a qualified tax adviser before you act.

Get advice from a whole-of-market specialist

This is a guide only. For figures tailored to you — with no upfront fees — request a callback from an FCA-regulated adviser.

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