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. Scotland has its own equivalent called Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). This calculator covers SDLT only.
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, that saves you £6,250 compared to the standard rates.
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.
Use our mortgage calculator to estimate your monthly repayments, or the mortgage overpayment calculator to see how extra payments could reduce your term and interest. Planning your savings? Try the ISA calculator to project tax-free growth over time.
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