Property purchase cost calculator

SDLT Calculator

Calculate Stamp Duty Land Tax (SDLT) and closing costs for property in England.

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Financing method
Property Type
Additional surcharges

Tax on property purchases in England and Northern Ireland. Progressive rates apply — you only pay the higher rate on the portion above each threshold. Qualifying first-time buyers pay 0% on the first £300,000 and 5% on £300,001–£500,000; no relief above £500,000.

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 valueRate
£0.00 – £125,000.00Exempt (0%)
£125,000.00 – £250,000.002.0%
£250,000.00 – £925,000.005.0%
£925,000.00 – £1,500,000.0010.0%
£1,500,000.00 and above12.0%

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 valueRate
£0.00 – £150,000.00Exempt (0%)
£150,000.00 – £250,000.002.0%
£250,000.00 and above5.0%

Additional surcharges

Second home / buy-to-let — +5%

If you already own a residential property, an additional 5% applies to all SDLT bands. Does not apply to non-residential (commercial) purchases.

Non-UK resident — +2%

Non-UK residents pay an additional 2% on top of standard SDLT rates.

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.

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