Most buyers underestimate the upfront cost of buying in London, particularly the surcharges that apply to overseas and additional-property purchases. This calculator uses the rates in force for England and Northern Ireland.
Indicative estimate using 2026 SDLT rates for England & Northern Ireland. This is not tax advice; your final liability depends on your circumstances, and legal fees, valuation and other costs are additional. Please confirm with a qualified tax adviser.
Stamp duty is charged in slices, not on the whole price at one rate. Only the portion inside each band is taxed at that band's rate.
| Portion of the purchase price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Nothing is due up to £300,000 and 5% applies between £300,001 and £500,000. Above £500,000 the relief is withdrawn entirely rather than tapered, so a purchase just over that line costs noticeably more. The relief is not available if you already own property anywhere.
Budget for these separately. We set out the full picture during a consultation, before you commit to anything.
Tell us the property and your circumstances, and we will walk through every cost in the purchase, including the ones that are easy to miss.
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