Stamp Duty Calculator (SDLT)

1. Enter the property purchase price in the Property Price field.
2. Select your buyer type: first-time buyer, moving home, additional property, or non-UK resident.
3. View the total SDLT due and your effective tax rate instantly.
4. Review the band breakdown table to see exactly how much tax applies at each threshold.
5. If you are a first-time buyer with a property over £625,000, a note will explain that standard rates apply.

What Is Stamp Duty Land Tax (SDLT)?

Stamp Duty Land Tax is a tax paid to HMRC when you buy a residential property or piece of land in England and Northern Ireland. The amount you pay depends on the purchase price and your circumstances as a buyer. SDLT is a progressive tax, meaning different portions of the price are taxed at different rates. You only pay the higher rates on the portion of the price that falls within each band, not on the entire purchase price.

SDLT Rates from April 2025

The standard residential rates from 1 April 2025 are: 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% on any amount above £1,500,000. These thresholds were reduced from the temporary higher levels that had been in place. For example, a property purchased for £300,000 at standard rates would incur SDLT of £5,000: £0 on the first £125,000, £2,500 on the next £125,000 (at 2%), and £2,500 on the final £50,000 (at 5%).

First-Time Buyer Relief

First-time buyers benefit from a higher nil-rate threshold of £300,000, provided the property costs no more than £625,000. For properties priced between £300,001 and £500,000, a rate of 5% applies to the amount above £300,000. If the purchase price exceeds £625,000, first-time buyer relief is not available, and the buyer must pay SDLT at the standard residential rates on the full amount. To qualify, you must be an individual (not a company), and neither you nor anyone you are buying with can have previously owned a residential property anywhere in the world.

Additional Properties and Non-UK Residents

Buyers purchasing an additional residential property (such as a second home or buy-to-let) pay a 5% surcharge on top of the standard SDLT rates. This was increased from 3% in October 2024. Non-UK residents pay a further 2% surcharge when buying residential property in England or Northern Ireland. These surcharges are cumulative, so a non-UK resident purchasing an additional property would pay 7% above the standard rate on each band.

Estimate your monthly repayments with our Mortgage Calculator, or see how much of your salary you take home after tax with the UK Take-Home Pay Calculator.