Home Mover (Standard Rate)
First Time Buyer
Additional Property / Buy-to-Let
Tax Band Breakdown:See below
Effective Tax Rate:0%
Total Stamp Duty Payable:0.00
function calculateStampDuty() {
var priceInput = document.getElementById('propertyPrice').value;
var buyerType = document.getElementById('buyerType').value;
var isNonResident = document.getElementById('nonResident').checked;
var resultBox = document.getElementById('resultBox');
var totalTaxDisplay = document.getElementById('totalTax');
var effectiveRateDisplay = document.getElementById('effectiveRate');
var breakdownDisplay = document.getElementById('taxBreakdownText');
// Validation
if (priceInput === "" || isNaN(priceInput) || priceInput 625k, NO RELIEF (Standard rules apply).
if (buyerType === 'ftb' && price band1Top) {
totalTax += band1Top * taxRate1;
// Band 2: 425,001 – 625,000 (Standard is 5%)
var remainder = price – band1Top;
var taxRate2 = 0.05 + surcharge;
totalTax += remainder * taxRate2;
} else {
totalTax += price * taxRate1;
}
breakdownDisplay.innerHTML = "FTB Relief Applied";
} else {
// Standard Calculation (Home Mover, Investor, or FTB buying > 625k)
// Band Thresholds
var b1 = 250000;
var b2 = 925000;
var b3 = 1500000;
// Base Rates
var r1 = 0; // 0 – 250k
var r2 = 0.05; // 250k – 925k
var r3 = 0.10; // 925k – 1.5m
var r4 = 0.12; // 1.5m+
// Apply Surcharges to Base Rates
r1 += surcharge;
r2 += surcharge;
r3 += surcharge;
r4 += surcharge;
// Progressive Calculation
if (price <= b1) {
totalTax = price * r1;
} else if (price <= b2) {
totalTax = (b1 * r1) + ((price – b1) * r2);
} else if (price 625000) {
breakdownDisplay.innerHTML = "Standard Rates (Price > 625k limit)";
} else {
breakdownDisplay.innerHTML = "Standard Progressive Bands";
}
}
// Calculate Effective Rate
var effectiveRate = 0;
if (price > 0) {
effectiveRate = (totalTax / price) * 100;
}
// Display Results
resultBox.style.display = "block";
// Formatting numbers
var formatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD', // Using USD symbol generically or user locale, simplified here to generic currency
minimumFractionDigits: 2
});
// Remove currency symbol for generic display or keep standard
// Simply formatting with commas and 2 decimals manually for generic "Currency" feel
totalTaxDisplay.innerHTML = totalTax.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
effectiveRateDisplay.innerHTML = effectiveRate.toFixed(2) + "%";
}
Understanding Stamp Duty Land Tax (SDLT)
Stamp Duty Land Tax (SDLT) is a progressive tax paid when purchasing a freehold property, a new or existing leasehold, or a share in a property through a shared ownership scheme. Unlike a generic sales tax, Stamp Duty is calculated in "bands" or tiers, meaning you pay different tax rates on different portions of the property price.
How the Calculation Works
The calculation methodology depends heavily on your status as a buyer and the value of the property. The system is "progressive," similar to income tax. For example, if the tax rate is 0% on the first 250,000 and 5% on the value above that, buying a property for 300,000 does not mean you pay 5% on the whole amount. You only pay 5% on the 50,000 that falls into the higher band.
Buyer Categories Explained
First Time Buyers: Governments often offer reliefs to help people get on the property ladder. This usually involves a higher tax-free threshold. However, this relief is often capped; if the property price exceeds a certain limit (e.g., 625,000), the relief is removed entirely, and standard rates apply.
Home Movers: This is the standard rate category for those replacing their main residence.
Additional Properties / Buy-to-Let: If you are purchasing a property that is not your only residence (e.g., a holiday home or a rental investment), a surcharge (often 3%) is added on top of the standard rates for every band.
Non-Residents: Overseas buyers often face an additional surcharge (typically 2%) on top of all other applicable rates.
Why Use a Stamp Duty Calculator?
Calculating your liability manually is prone to errors due to the tiered nature of the tax and the various surcharges that may stack (e.g., a non-resident buying an additional property). Using a specialized rate calculator ensures you account for:
Accurate band thresholds.
Applicable surcharges for additional homes.
Cliff-edge rules for First Time Buyer relief.
Effective tax rate comparisons to understand the true cost of purchase.
Note: This calculator uses standard tiered logic typical of systems like the UK SDLT (2024/2025 rates). Always consult a conveyancer or tax professional for the final confirmation of your tax liability.