How Stamp Duty Land Tax works in England

Under the standard residential structure used in the tool, you pay 0% on the portion up to £125,000, then 2%, 5%, 10%, and 12% on higher slices (up to and above £1.5 million). Only the part of the price in each band is charged at that band’s rate.

That is why a £300,000 purchase is not “5% of £300,000”. You add the tax from each slice. The calculator does that addition so you can see the total and the effective rate.

Additional dwellings often add a 5 percentage-point surcharge to each band. Non-UK residents may add a further 2 percentage points. Toggle those only when they apply to the transaction.

If you and anyone buying with you are first-time buyers and the price is £500,000 or less, relief can mean 0% up to £300,000 and 5% from £300,001 to £500,000. Over £500,000, standard rates typically apply instead of that relief.

Eligibility is strict (what counts as a first-time buyer, and who is on the title). Do not assume the relief from a website tick-box — your solicitor will check.

Reliefs and bands are political and change. If you are reading this months later, verify the current GOV.UK tables before you budget.

SDLT is due on top of the deposit and fees. A higher purchase price can jump you into a new slice and raise tax more than people expect from a small price increase.

The Mortgage Calculator estimates monthly repayments; it does not include SDLT. Add tax and fees to the cash you need on completion day.

In the US there is no national stamp duty. State transfer taxes are a rough cousin — use the US Transfer Tax Calculator for that planning, not the UK tool.

Non-residential property, mixed-use, leases, and some company purchases have different rules. Linked transactions can also change the calculation.

Utiio does not file returns or replace legal advice. Use the calculator to sanity-check a quote, then confirm with HMRC guidance or your conveyancer before you exchange.