SDLT Calculator for
UK Estate Agents
Give your clients instant Stamp Duty estimates during viewings and enquiries. Covers standard rates, first-time buyer relief, buy-to-let surcharge, and non-resident surcharge.
Guidance Only — Not Legal or Tax Advice
This calculator provides estimates based on HMRC published rates (April 2025). Individual SDLT liability depends on personal circumstances, legal structure, reliefs, and exemptions that this tool cannot account for. Always advise clients to confirm their SDLT position with a qualified solicitor or tax adviser before exchange of contracts. Verify on HMRC.gov.uk →
Buyer Type
Built for Estate Agents, Not Just Buyers
This calculator is designed to help estate agents give clients fast, confident answers during viewings and enquiries — without needing to call a solicitor for every question. Use it on your desktop, tablet, or phone. Better still, add EstatAI to your website and let your AI consultant handle SDLT questions automatically, 24 hours a day.
During Viewings
Give buyers instant cost clarity on the spot. Reduces hesitation and speeds up decision-making.
International Buyers
Overseas investors often ask about surcharges. Calculate the non-resident +2% alongside BTL +5% in seconds.
Automate It
Add EstatAI to your website — your AI consultant calculates SDLT automatically whenever a buyer asks.
UK SDLT Rates — April 2025
The nil-rate threshold returned to £125,000 in April 2025, following the end of the temporary £250,000 threshold introduced in September 2022. The rates below are the current HMRC published rates for residential property.
Standard Rates
First-Time Buyer Relief
Frequently Asked Questions
What is the SDLT nil-rate threshold in 2026?
As of April 2025, the nil-rate threshold is £125,000 for standard residential purchases. The temporary £250,000 threshold that applied from September 2022 ended in March 2025.
Do first-time buyers pay stamp duty?
First-time buyers pay 0% on the first £425,000 and 5% on the portion between £425,001 and £625,000. Above £625,000 no relief applies and standard rates are used for the full purchase price.
How much extra do non-residents pay?
Non-UK residents pay a 2% surcharge on top of standard rates on every band. It is assessed based on the buyer's tax residence in the 12 months before purchase completion.
Can the additional dwelling surcharge be reclaimed?
Yes — if the buyer sells their previous main residence within 3 years of purchasing the new property, they can apply for a refund of the 5% surcharge from HMRC.
How do estate agents use an SDLT calculator?
Estate agents use SDLT calculators to give buyers an instant cost estimate during viewings and enquiries. EstatAI's widget includes built-in SDLT calculation — your AI consultant handles these questions automatically without any manual input from your team.
Is this calculator accurate?
This calculator uses HMRC's published rates and bands as of April 2025. It is designed for guidance only. Individual SDLT liability can vary based on personal circumstances, reliefs, and legal structure. Always advise clients to confirm with a qualified solicitor.
Let Your Website Answer SDLT Questions Automatically
EstatAI gives your estate agency website an AI consultant that calculates stamp duty, answers buyer questions in 9 languages, and captures enquiries 24 hours a day — all from one line of code.
Disclaimer: This tool provides estimates for general guidance only and does not constitute legal, tax, or financial advice. SDLT calculations depend on individual circumstances including legal structure, applicable reliefs, exemptions, and other factors this tool cannot assess. EstatAI Limited accepts no liability for decisions made on the basis of these estimates. Always consult a qualified solicitor or HMRC-registered tax adviser before completing any property transaction. Rates are based on HMRC guidance as of April 2025 — verify current rates at gov.uk.