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Stamp duty calculator

Stamp Duty Land Tax on a purchase in England or Northern Ireland, band by band, including the additional-property surcharge.

Your numbers

Scotland and Wales levy different taxes, and we do not guess at them.

Nothing here is sent anywhere. The whole calculation runs in this browser, on the same engine the app uses.

Stamp duty
£10,100

On £180,000 the tax comes to £10,100 — an effective rate of 5.6%, because each band only applies to the slice of the price inside it.

£0 to £125,000VER
5% band
£6,250
£125,000 to £250,000VER
7% band
£3,850
Total stamp dutyVER
£10,100
Effective rateEST
5.6%
What this assumes

    Includes the 5% higher rate for additional dwellings — this applies to almost every investment purchase.

    Rates as published on gov.uk, checked 2026-08-24. Confirm with your conveyancer before you rely on this.

    This is one sum out of a whole deal

    Inside the app the same engines run against real HM Land Registry sold prices, rank your buyers against the deal, and tell you what to do next — with the workings attached to every figure, exactly as they are here.

    Look around the appAll calculators

    The demo runs on invented deals and real postcodes. No account, nothing saved.

    Questions

    Does this cover Scotland and Wales?

    No, and deliberately. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax. They are different taxes with different bands, so this calculator refuses rather than showing you an English number for a Scottish house.

    Should I leave the additional-property surcharge on?

    For almost any investment purchase, yes. The 5% surcharge applies where you end up owning more than one dwelling at the end of the day of completion. It comes off again only in the narrow replacing-your-main-residence case.

    Is this good enough to offer on?

    It is good enough to work out whether a deal is worth pursuing. It is not advice, and your conveyancer settles the final figure — reliefs, linked transactions and mixed use all move it.

    Next

    Maximum offer

    The most you can offer a seller and still leave your end buyer the return they need — worked backwards from the finished value, not from the American 70% rule.

    Flip profit

    What a buy-refurbish-sell project actually returns after stamp duty, holding and selling costs — and the most a flip buyer could pay.