Estimate stamp duty and upfront home-buying costs.
Calculate England and Northern Ireland residential SDLT, then add common buying costs such as legal fees, survey fees, mortgage fees, and moving costs.
England and Northern Ireland
Uses residential SDLT bands, first-time buyer relief, additional property surcharge, and non-UK resident surcharge.
Estimated stamp duty
£7,500
Estimated cash required: £81,899
Inputs
Purchase details
Optional buying cost estimates
Add likely conveyancing, survey, lender, and moving costs to estimate the cash needed before completion.
Estimate
Purchase cost summary
Stamp duty
£7,500
Effective SDLT rate: 2.14%
Total upfront costs
£11,899
Estimated cash required
£81,899
Purchase cost including SDLT and fees
£361,899
Result interpretation
What your buying-cost estimate may suggest
- What it means
- This may suggest the SDLT and upfront cash to plan for before completion, based on the buyer type and cost estimates entered.
- Number that matters most
- Estimated cash required matters most because it combines the deposit, SDLT, and entered buying costs into one planning figure.
- Be careful about
- SDLT can depend on reliefs, residency, ownership, transaction structure, and location. A conveyancer or tax adviser can help confirm the final amount.
- Explore next
- You may want to compare affordability and mortgage deals after checking whether the upfront cash figure still leaves enough emergency savings.
Buying-cost funding choice
What changed before mortgage comparison
Your mortgage amount and property deposit stay aligned with the previous step; buying costs are treated as extra cash needed before completion.
- Deposit allocated to property
- £70,000
- Cash treated as the mortgage deposit for the property value.
- Cash available for buying costs
- £11,899
- Cash shown separately from the property deposit.
- Total cash contribution
- £81,899
- Deposit plus any separate cash used for buying costs.
- Mortgage amount carried forward
- £280,000
- Used in the mortgage comparison if you continue.
Use these numbers next
Carry this estimate into the next step.
Use these figures to decide whether your deposit, buying-cost cash, and mortgage amount still look realistic before comparing mortgage deals.
Continue to compare deals- Property deposit carried forward
- £70,000
- The deposit allocated to the property purchase in the next calculator.
- Cash for buying costs
- £11,899
- Shown separately from the property deposit so costs are not hidden inside the mortgage assumption.
- Mortgage amount
- £280,000
- The borrowing amount that will be prefilled in the mortgage comparison step.
- Total buying costs
- £11,899
- Stamp duty plus the legal, survey, mortgage, and moving costs entered.
Confidence check
First-time buyer confidence checklist
Use this checklist to spot planning gaps before you move from calculator estimates to conversations with lenders, brokers, or conveyancers. This is educational only and is not financial advice.
Have you allowed for a cash buffer?
Keep emergency savings separate from the deposit and completion costs before treating a purchase budget as comfortable.
Review buying costsHave you considered moving costs?
Budget for removals, legal work, surveys, mortgage fees, insurance, utilities, and immediate setup costs after completion.
Check upfront cost mathsDo you need an Agreement in Principle?
An Agreement in Principle can help you understand whether a lender may consider your application before you make an offer.
Plan your mortgage stepsHave you checked lender eligibility?
Income, credit history, deposit source, employment type, property type, and existing commitments can all affect lender decisions.
Understand affordabilityAre your assumptions realistic?
Sense-check the property value, deposit, mortgage amount, rate, fees, term, and monthly payment against current quotes before relying on the estimate.
Review comparison assumptions
Learn the stamp duty maths
Calculate SDLT band by band
Follow a plain-English lesson covering SDLT bands, first-time buyer relief, additional property rules, worked examples, and practice questions.
Open the stamp duty lessonKey terms
Deposit, buying costs and mortgage amount
Deposit
The cash put towards the property value. It is separate from stamp duty, legal fees, survey fees, and moving costs.
Buying costs
Extra upfront costs needed around completion. They can reduce the cash left for deposit if all money comes from one savings pot.
Mortgage amount
The amount borrowed from the lender. It is usually property value minus the deposit used for the mortgage.
Cost breakdown
What cash you may need before completion
The cash required estimate combines your deposit, stamp duty, and optional buying cost estimates. Mortgage fees may sometimes be added to the mortgage instead, so treat this as a planning view.
Stamp duty
£7,500
Total upfront costs
£11,899
Estimated cash required
£81,899
Property deposit
£70,000
85.47% of estimated cash required
Stamp duty
£7,500
9.16% of estimated cash required
Legal fees
£1,500
1.83% of estimated cash required
Survey fees
£700
0.85% of estimated cash required
Mortgage fees
£999
1.22% of estimated cash required
Moving costs
£1,200
1.47% of estimated cash required
SDLT bands
How the stamp duty estimate is built
| Band | Taxable amount | Rate | Tax |
|---|---|---|---|
| Up to 125,000 | £125,000 | 0% | £0 |
| 125,001 to 250,000 | £125,000 | 2% | £2,500 |
| 250,001 to 925,000 | £100,000 | 5% | £5,000 |
Trust and methodology
How this stamp duty estimate is checked
Rates last reviewed: 12 June 2026. This UK-focused calculator uses the England and Northern Ireland residential SDLT structure shown on GOV.UK, then adds your optional buying cost estimates for cash planning.
Check official government guidanceEducational estimate only
Use this as a planning check, not a tax decision. GOV.UK, HMRC, your conveyancer, or a qualified tax adviser can confirm the final SDLT position for your purchase.
Regions supported
England and Northern Ireland SDLT. Scotland and Wales have separate devolved property taxes and different bands.
Calculation method
The property price is split into bands. Each slice is taxed at its band rate, then applicable surcharges are added.
Assumptions used
Optional fees and moving costs are cash-planning estimates. They do not change the SDLT bands or tax due.
Methodology section
- Start with the purchase price entered as the residential chargeable amount.
- Choose the standard SDLT bands, or first-time buyer relief bands when the first-time buyer option is selected and the price is not above GBP500,000.
- Apply SDLT progressively to each slice of the price, so each band is taxed only on the portion that falls inside that band.
- Add the additional-property surcharge and non-UK resident surcharge to each taxable band when those options apply.
- Add the optional legal, survey, mortgage, and moving cost estimates to show wider upfront cash planning.
Methodology update process
- Check GOV.UK and HMRC residential SDLT guidance before changing displayed rates or relief thresholds.
- Update the SDLT calculation bands, tests, and this review date in the same change.
- Run calculator tests, build verification, and smoke coverage before publishing the updated methodology.
Assumptions and limitations
- The calculator covers residential purchases in England and Northern Ireland only.
- Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax.
- The property price is treated as the SDLT consideration. Complex consideration, linked transactions, shared ownership, lease rent, companies, trusts, and special reliefs are not modelled.
- Optional buying costs are user-entered planning estimates and are not part of the SDLT tax calculation.
FAQ
Stamp duty questions
Does this stamp duty calculator cover the whole UK?
No. It estimates residential Stamp Duty Land Tax for England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax.
Are legal, survey, mortgage, and moving costs required?
No. They are optional estimates to help you plan upfront cash. You can set any of them to zero if they do not apply or if you want to calculate SDLT only.
What does estimated cash required mean?
Estimated cash required is your deposit plus estimated stamp duty and the optional buying cost estimates you enter. It is a planning figure, not a lender or solicitor quote.
Can mortgage fees be added to the mortgage instead?
Some product fees can be paid upfront or added to the mortgage, depending on the lender and deal. If a fee will be added to the mortgage, you can reduce or remove it from the upfront cost estimate.
Does the calculator include every stamp duty relief or edge case?
No. It is designed for common residential purchases and does not cover every relief, linked transaction, company purchase, trust, leasehold calculation, or mixed-use property scenario.
Recommended next steps
What to check next
A short follow-up can help put this estimate into context before you make a money decision.
Important disclaimer
This calculator estimates residential Stamp Duty Land Tax for England and Northern Ireland only. It does not cover Scotland, Wales, mixed-use property, companies, trusts, shared ownership, linked transactions, leasehold rent calculations, exemptions, or every relief. Always check GOV.UK, HMRC, your conveyancer, or a qualified tax adviser before relying on a final figure.