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Stamp Duty Calculator

This calculator works out Stamp Duty Land Tax (SDLT) on residential purchases in England and Northern Ireland using the bands in force from 1 April 2025, including first-time buyer relief and the 5% additional-property surcharge. Scotland (LBTT) and Wales (LTT) have separate taxes with different bands. The 2% non-UK-resident surcharge is not included.

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Overview

Stamp Duty Land Tax (SDLT) is the tax paid when you buy property in England or Northern Ireland. It works like income tax: the purchase price is split into bands and each band is taxed at its own rate, so you only pay the higher rates on the part of the price that falls into the higher bands. Enter the purchase price and the type of buyer you are, and the calculator shows the total tax, the effective rate, and exactly how much of the bill comes from each band.

The rates depend on your situation. Home movers pay the standard bands — nothing on the first £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. First-time buyers pay nothing up to £300,000 and 5% up to £500,000, but lose the relief entirely on homes over £500,000. Buying an additional property — a second home or buy-to-let — adds a 5 percentage point surcharge to every band. Scotland and Wales charge their own taxes (LBTT and LTT) with different bands, which this calculator doesn't cover.

How it works

01
Enter the price

The agreed purchase price of the property. SDLT is charged on the full amount paid, including any fixtures and fittings that are part of the deal.

02
Pick your buyer type

Home mover for a straightforward move, first-time buyer if everyone buying has never owned property anywhere, or additional property for second homes and buy-to-lets.

03
See the band breakdown

The price is sliced into the SDLT bands and each slice taxed at its rate. You get the total bill, the effective rate on the whole price, and the tax from each band.

Worked example

A £350,000 home, three ways

A home mover buying at £350,000 pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £100,000 (£5,000) — a total of £7,500, an effective rate of just 2.1%.

A first-time buyer of the same house pays nothing up to £300,000 and 5% on the last £50,000 — just £2,500, saving £5,000. Bought as an additional property, every band carries the 5% surcharge and the bill jumps to £25,000.

Frequently asked questions

When and how do I pay stamp duty?
An SDLT return must be filed and the tax paid within 14 days of completion. In practice your conveyancing solicitor almost always files the return and pays HMRC on your behalf as part of completion, collecting the money from you beforehand — but the legal responsibility is yours.
Who counts as a first-time buyer?
Every person buying must have never owned an interest in residential property, anywhere in the world, at any time — including inherited property and shares of property. The relief gives 0% up to £300,000 and 5% from £300,000 to £500,000; if the price is over £500,000 the relief is lost completely and the standard rates apply to the whole purchase.
How does the additional property surcharge work?
If at the end of the purchase you own two or more residential properties and you aren't replacing your main residence, a 5 percentage point surcharge applies to every band — even the part of the price that would otherwise be tax-free. Properties under £40,000 are exempt. If you buy a new main residence before selling the old one, you pay the surcharge but can reclaim it if you sell the previous home within 36 months.
Does this calculator work for Scotland or Wales?
No — SDLT only applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT); both use different bands, rates and reliefs, so the figures here won't match purchases there.
Are the rates in this calculator current?
The calculator uses the residential SDLT bands in force from 1 April 2025, when the temporary 2022 threshold increases ended, and includes the 5% additional-property surcharge that applied from 31 October 2024. It doesn't include the 2% surcharge for non-UK residents or the special rates for companies. Rates do change at Budgets, so for a purchase completing around a fiscal event double-check with HMRC.

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