Stamp Duty Land Tax (SDLT) Calculator — England
Tax on property purchases in England and Northern Ireland. Progressive rates apply — you only pay the higher rate on the portion above each threshold.
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How Stamp Duty Land Tax (SDLT) Works in England
Tax on property purchases in England and Northern Ireland. Progressive rates apply — you only pay the higher rate on the portion above each threshold.
Stamp Duty Land Tax (SDLT) uses a progressive sliding scale — you only pay the higher rate on the portion of the price that falls within each band, not on the full purchase price.
| Property value | Rate |
|---|---|
| R 0,00 – R 125 000,00 | Exempt (0%) |
| R 125 000,00 – R 250 000,00 | 2.0% |
| R 250 000,00 – R 925 000,00 | 5.0% |
| R 925 000,00 – R 1 500 000,00 | 10.0% |
| R 1 500 000,00 and above | 12.0% |
SDLT (Non-Residential) (Commercial)
Non-residential/commercial SDLT uses lower rates: 0% up to £150,000, 2% on £150,001–£250,000, and 5% above £250,000. The additional property and non-resident surcharges do not apply to commercial purchases.
| Property value | Rate |
|---|---|
| R 0,00 – R 150 000,00 | Exempt (0%) |
| R 150 000,00 – R 250 000,00 | 2.0% |
| R 250 000,00 and above | 5.0% |
Additional surcharges
Additional property (second home / buy-to-let) — +5%
If you already own a residential property, an additional 5% applies to all SDLT bands. Note: commercial properties have separate SDLT rates not modelled here — do not check this for commercial purchases.
Non-UK resident buyer — +2%
Non-UK residents pay an additional 2% on top of standard SDLT rates.
Other Purchase Costs in England
Beyond Stamp Duty Land Tax (SDLT), buyers typically pay the following fees when purchasing property in England. These are included in the calculator above.
Solicitor / Conveyancer Fees
Legal fees for handling the purchase, including contract review, searches, and completion. Typical range £1,000–£2,500 + VAT.
Property Survey (Level 2)
Homebuyer survey covering the condition of the property. Essential for identifying potential issues before purchase.
Land Registry Fee
Government fee for registering the property transfer with HM Land Registry.
Search Pack
Local authority, environmental, and drainage searches required before purchase.
Electronic Transfer Fee
Bank transfer fee for sending purchase funds to the seller's solicitor.
Mortgage Arrangement Fee
Fee charged by the lender for setting up the mortgage. Varies significantly by lender and product — some mortgages have no fee.
Mortgage Valuation Fee
Lender's valuation to confirm the property is suitable security for the mortgage. Some lenders include this free.