BYTETOOLS

Stamp Duty Calculator

Calculate progressive stamp duty from a fully editable band table, with region presets, first-time-buyer relief, surcharges and total purchase cost.

SDLT residential rates published for purchases completing from 1 April 2025. First-time-buyer relief is withdrawn entirely above the cap.

Standard rate bands

Up to (blank = no limit)Rate %

Reliefs and surcharges

£11,250.00
Total duty
2.65%
Effective rate on price
—
Relief saving
£438,750.00
Total purchase cost

Band breakdown

The slice of the price falling in each band and the duty it attracts
BandPortion of priceRateDuty
£0.00 – £125,000.00£125,000.000.00%£0.00
£125,000.00 – £250,000.00£125,000.002.00%£2,500.00
£250,000.00 – £425,000.00£175,000.005.00%£8,750.00
Additional-property surcharge£425,000.000.00%£0.00
Non-resident surcharge£425,000.000.00%£0.00
Total duty—2.65%£11,250.00

Duty is worked out progressively: each slice of the price is charged at the rate of the band it falls in, and the slices are added together — a £295,000 purchase on the England and Northern Ireland residential bands gives £0 + £2,500 + £2,250 = £4,750, matching the published HMRC worked example. Surcharges are applied to the whole price on top of the banded duty. Rates and thresholds change with every budget and differ by region, purchase type and buyer status, so treat the presets as a starting point and confirm the current figures with the tax authority or your conveyancer before you rely on them.

What is the Stamp Duty Calculator?

The ByteTools Stamp Duty Calculator charges each slice of a property price at the rate of the band it falls in, then adds any surcharges, exactly as progressive transfer duty works.

  • Progressive band arithmetic — each slice charged at its own rate, never a single flat rate
  • Region presets for England and Northern Ireland, Scotland and Wales, plus a blank custom table
  • Every threshold and rate editable, with add and remove controls for bands
  • First-time-buyer relief with its own band table and a withdrawal cap
  • Additional-property and non-resident surcharges applied to the whole price
  • Band-by-band breakdown plus total purchase cost including your other fees

How to use the Stamp Duty Calculator

  1. 1

    Pick a region preset to fill the band table, or choose Custom and build your own.

  2. 2

    Enter the property price and adjust any band threshold or rate that has changed.

  3. 3

    Tick first-time-buyer relief to switch in the relief bands, and set the price cap above which relief is withdrawn.

  4. 4

    Add an additional-property or non-resident surcharge percentage, plus your legal and survey fees.

  5. 5

    Read the total duty, effective rate and the band-by-band breakdown of how it was charged.

About the Stamp Duty Calculator

The ByteTools Stamp Duty Calculator charges each slice of a property price at the rate of the band it falls in, then adds any surcharges, exactly as progressive transfer duty works. Presets fill the band table for England and Northern Ireland, Scotland and Wales, and every threshold and rate remains an editable field you can change.

That editability is the point: duty bands move with every budget and differ by region, purchase type and buyer status, so the tool promises a correct calculation over the numbers you supply rather than a current table. First-time-buyer relief has its own band table and a price cap above which the relief is withdrawn.

Everything is computed in your browser with no data uploaded. The band breakdown shows exactly how each slice was charged, so you can check the result rather than trust it — but confirm the current rates with the tax authority or your conveyancer before you rely on any figure.

Frequently asked questions

How is stamp duty calculated?

Progressively, like income tax. Each portion of the price is charged at the rate of the band it falls in and the amounts are added together. On the England and Northern Ireland residential bands a 295,000 purchase gives nothing on the first 125,000, 2% on the next 125,000 and 5% on the last 45,000 — 4,750 in total.

Do I pay the top rate on the whole price?

No, and this is the most common misunderstanding. Crossing into a higher band only means the portion above that threshold is charged at the higher rate; everything below keeps its original rate. The band breakdown table here shows each slice separately.

How does first-time-buyer relief work?

Relief replaces the normal bands with a more generous set, typically raising the nil-rate threshold. It is usually withdrawn entirely once the price exceeds a cap, so this tool has a cap field: above it, the standard bands are used instead and a notice explains why.

What is the additional-property surcharge?

Buying a second home or a buy-to-let usually adds a surcharge on top of the banded duty, charged on the whole price rather than in bands. Enter the current percentage in the surcharge field; the calculator applies it to the full price and lists it separately in the breakdown.

Are the preset rates guaranteed to be current?

No. Bands and rates change with every budget, which is exactly why they sit in an editable table rather than in the code. Treat the presets as a starting point and confirm the current figures with the tax authority or your conveyancer.

Does the tool work outside the UK?

Yes. Choose the Custom preset and enter whatever band thresholds, rates and surcharges apply where you are buying — the progressive arithmetic is the same for transfer duty, conveyance duty and land transfer tax anywhere.

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