Stamp duty calculator
Estimate how much stamp duty land tax (SDLT) you’ll pay on a property purchase in England or Northern Ireland. Rates from April 2025.
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Estimate how much stamp duty land tax (SDLT) you’ll pay on a property purchase in England or Northern Ireland. Rates from April 2025.
Stamp duty land tax (SDLT) is a tax you pay when you buy a property or piece of land in England or Northern Ireland. You pay stamp duty on the portion of the purchase price that falls within each band, not on the entire price. For example, if you buy a property for £300,000, you pay 0% on the first £125,000, then 2% on the next £125,000 (£2,500), then 5% on the remaining £50,000 (£2,500) — totalling £5,000.
The temporary stamp duty thresholds introduced in September 2022 reverted on 1 April 2025. The current standard residential bands are:
| Portion of 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% |
| Over £1,500,000 | 12% |
If you have never owned a property before and the purchase price is £500,000 or less, you qualify for first-time buyer relief. You pay no stamp duty on the first £300,000 and 5% on the portion between £300,001 and £500,000. On a £425,000 property you would pay £6,250 with the relief versus £11,250 at the standard rates — a saving of £5,000.
If the property costs more than £500,000, you lose the relief entirely and pay standard rates on the full price. There is no taper — it is an all-or-nothing threshold.
If you already own a residential property and are buying another — whether a buy-to-let, holiday home, or second residence — you pay a 5% surcharge on top of the standard rates. This applies to the entire purchase price, not just the portion above a threshold.
The surcharge was increased from 3% to 5% in the Autumn Budget on 31 October 2024. On a £300,000 buy-to-let, the surcharge alone adds £15,000 to your stamp duty bill.
You must file a stamp duty return and pay the tax within 14 days of completion. Your solicitor or conveyancer normally handles this for you as part of the conveyancing process. Late filing can result in penalties and interest.
SDLT applies only in England and Northern Ireland. The devolved nations operate their own equivalent taxes with separate rates and thresholds.
Scotland charges Land and Buildings Transaction Tax (LBTT). The nil-rate band applies on the first £145,000 of the purchase price (raised to £175,000 for first-time buyers). Rates then step up in bands above those thresholds.
Wales charges Land Transaction Tax (LTT). The nil-rate band applies on the first £225,000 of the purchase price. Unlike SDLT and LBTT, there is no first-time buyer relief under LTT — all buyers pay the same rates.
This calculator computes SDLT for England and Northern Ireland only — it does not compute LBTT or LTT.
This calculator applies SDLT bands as they stand from 1 April 2025. Rates are applied to each band in sequence (banded calculation), not to the entire purchase price. First-time buyer relief is applied when selected and the price does not exceed £500,000. The additional-property surcharge of 5% is applied to the full purchase price when selected. No other reliefs, exemptions, or complications (mixed-use, non-residential, multiple dwellings relief) are modelled. Results are estimates — always confirm with a qualified conveyancer or the HMRC SDLT calculator before exchange.
The amount depends on the purchase price and your buyer type. Stamp duty is charged in bands — you pay 0% on the first £125,000, 2% on the next £125,000, 5% up to £925,000, 10% up to £1,500,000, and 12% above that. First-time buyers and those buying additional properties pay different rates. Use the calculator above to get an estimate for your specific situation.
First-time buyers receive relief if the property costs £500,000 or less. You pay no stamp duty on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, the relief is lost entirely and standard rates apply on the full price — there is no taper.
If you already own a residential property and are buying another — such as a buy-to-let or holiday home — you pay a 5% surcharge on top of the standard SDLT rates. This surcharge applies to the entire purchase price, not just the portion above a threshold. It was increased from 3% to 5% in the Autumn Budget on 31 October 2024.
No — SDLT applies only in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both are separate taxes with their own rates and thresholds. This calculator computes SDLT only.
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