FCA 750263 16 years specialist Rated on Google No upfront fees
For illustration purposes only — a guide, not a quote, tax advice or legal advice.
Estimates only - confirm your stamp duty liability with HMRC or a qualified tax adviser before you act.
England & Northern Ireland · SDLT

Stamp Duty Calculator

One tax, very different bills depending on what — and who — is buying. Covers main homes, second homes, buy-to-let, limited companies, commercial / mixed-use and derelict property in one place.

Rates apply to England & Northern Ireland (SDLT). Scotland uses LBTT and Wales uses LTT — different scales.

What are you buying?
£

First-time buyer relief: 0% up to £300,000, then 5% on £300,000–£500,000. Not available if the purchase price is above £500,000.

£0
Total SDLT on this purchase
0% effective rate

Band-by-band breakdown

BandRateTaxableDuty
Total SDLT£0
Watch · 3 min

Second homes, companies & the derelict-property rule

Payam Azadi explains the 5% surcharge, why limited companies usually pay more, and the "Bewley" rule that can cut the bill on an uninhabitable property bought with bridging finance.

Payam Azadi · NicheAdvice · FCA 750263 · 15k+ YouTube subscribers
Explainer video — coming soon

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Buying through a company, or a derelict property to refurb?

Stamp duty is only half the picture — the finance is the other half. We arrange bridging and specialist mortgages every week.

For illustrative purposes only

This calculator is a guide. The figures shown are illustrative and based on the inputs you provide — they are not a quote, an offer, financial advice, tax advice, or legal advice. SDLT rules are complex and change frequently (rates last updated to reflect the 31 October 2024 surcharge change and the April 2025 threshold change). Limited company purchases of single dwellings over £500,000 may attract the 17% ATED-related flat rate where the company is not letting commercially or carrying on a property development trade — this calculator does not apply that rule. Mixed-use purchases and Multiple Dwellings Relief have specific rules not covered here. The "Bewley" derelict / uninhabitable position carries significant HMRC challenge risk and must be supported by independent surveys and tax sign-off.

Always consult a specialist tax adviserObtain advice from a qualified tax adviser or accountant before relying on any SDLT figure for an actual purchase. They will confirm reliefs, surcharges and the correct treatment for your circumstances.
Always consult a qualified solicitor or conveyancerAny legal aspect of a property purchase — SDLT submission, conveyancing, title, leasehold and limited-company structuring — should be confirmed with a regulated solicitor or licensed conveyancer.

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). Your home may be repossessed if you do not keep up repayments on your mortgage.

Rates shown apply to England and Northern Ireland (SDLT). Scotland (LBTT) and Wales (LTT) use different scales and bands.