Free Stamp Duty Calculator

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Stamp Duty Calculator - Free SDLT Tool for England & Northern Ireland

Stamp Duty Land Tax (SDLT) is a tax paid when buying residential property in England and Northern Ireland. The amount you pay depends on the purchase price of the property and whether you are buying your first home, moving home, or purchasing an additional property such as a buy-to-let or second home.

Our stamp duty calculator uses the current residential SDLT rates published by HM Revenue & Customs and gives you a clear breakdown of how much tax you may need to pay.

Stamp Duty Calculator

This stamp duty calculator is widely used by buyers in Cambridge, Peterborough and across Cambridgeshire who want a quick estimate of their SDLT before making an offer.

Once you know how much stamp duty you could be paying, it’s a good idea to understand the full cost of buying a home. Many buyers choose to calculate their monthly repayments next using our
Mortgage Calculator, which helps you see what you can afford before making an offer.

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What Is Stamp Duty?

Stamp Duty Land Tax is charged on residential property purchases using a tiered system. This means you only pay the higher tax rates on the portion of the property price that falls within each band, rather than paying one flat rate on the entire purchase price. The rates used in this calculator are based on official UK Government guidance from GOV.UK and are correct at the time of writing.

Who Pays Stamp Duty?

Stamp duty is usually paid by the buyer and must be reported to HMRC within 14 days of completing the purchase. If the property you are buying will be your main residence, standard rates usually apply. If you already own another property at the end of the transaction, higher rates may apply. This includes buy-to-let properties and second homes.

Stamp Duty for First-Time Buyers

First-time buyers may be eligible for stamp duty relief, meaning you could pay no SDLT on the first portion of the property price, depending on the value of the property and whether you meet HMRC’s eligibility criteria. If you are unsure whether you qualify, our calculator allows you to select the appropriate buyer type to see how this may affect your stamp duty.

Buying an Additional Property

If you are purchasing an additional property, such as a second home or buy-to-let investment, higher rates of stamp duty normally apply. These higher rates are added on top of the standard residential rates and can significantly increase the amount of tax payable. In some situations, it may be possible to reclaim the higher rate surcharge if you sell your previous main residence within a set time period.

Does Stamp Duty Apply Across the UK?

This stamp duty calculator applies to residential property purchases in England and Northern Ireland only. Different property taxes apply elsewhere in the UK:
  • Scotland uses Land and Buildings Transaction Tax (LBTT)
  • Wales uses Land Transaction Tax (LTT)

Stamp Duty FAQs

Do I always have to pay stamp duty when buying a home?
In most cases, yes. Stamp Duty Land Tax (SDLT) is payable when buying residential property in England or Northern Ireland if the purchase price exceeds the current threshold. How much you pay depends on the property price and your circumstances, such as whether the property will be your main residence or an additional property. Official guidance can be found on the HMRC website: HMRC – Residential Stamp Duty Rates.
I’m moving home, which stamp duty rate applies?
If you are moving home and selling your existing main residence at the same time, you will normally pay the standard residential stamp duty rates. Higher rates usually only apply if, after completing your purchase, you still own more than one residential property. This can happen if you buy your new home before selling your previous one. If this occurs, you may initially pay the higher rates, but you could be eligible to claim a refund of the additional surcharge if you sell your previous main residence within 36 months. HMRC guidance on moving home and additional property rules is available here: HMRC – Buying an Additional Residential Property.
When do I need to pay stamp duty?
Stamp duty must usually be paid and a return submitted to HMRC within 14 days of completing the purchase of a property. This responsibility normally sits with your solicitor or conveyancer, but the legal obligation remains with the buyer. You can read more about deadlines and penalties on the official HMRC page: HMRC – Paying Stamp Duty Land Tax.
Do first-time buyers pay stamp duty?
First-time buyers may be eligible for stamp duty relief, meaning you could pay no SDLT on part of the purchase price, provided you meet HMRC’s eligibility criteria. Relief is subject to price limits and conditions, and it does not apply if you have previously owned property anywhere in the world. Full eligibility rules are available here: HMRC – First-Time Buyer Relief.
What are higher stamp duty rates for additional properties?
Higher rates of stamp duty usually apply if, after completing your purchase, you own more than one residential property. This commonly affects buy-to-let investors and second-home buyers. The higher rates are added on top of the standard SDLT bands. HMRC’s guidance on additional property purchases can be found here: HMRC – Buying an Additional Property.
Can I get a refund on higher stamp duty rates?
In some situations, you may be able to reclaim the higher rate surcharge if you sell your previous main residence within 36 months of buying your new home. Refund claims must be made within specific time limits and follow HMRC’s process. Further details are available here: HMRC – Stamp Duty Refunds.
Does stamp duty apply in Scotland or Wales?
No. Stamp Duty Land Tax applies only in England and Northern Ireland. Different property transaction taxes apply elsewhere in the UK:
  • Scotland uses Land and Buildings Transaction Tax (LBTT)
  • Wales uses Land Transaction Tax (LTT)
If you are buying outside England or Northern Ireland, you should refer to the relevant devolved authority for guidance.

Plan Your Next Move

If you’re selling a property to fund your next purchase, knowing its value can help you plan your move more confidently. You can get an instant online valuation or arrange a more detailed in-person valuation with one of our local experts.
Disclaimer: This stamp duty calculator and the information on this page are provided for general guidance only and do not constitute legal or tax advice. Stamp Duty Land Tax rates, reliefs, and eligibility rules are set by HM Revenue & Customs and may change at any time. The rates and guidance used are accurate as of December 2025. Always refer to official HMRC guidance or seek professional advice to confirm your individual circumstances before proceeding with a property transaction.
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