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Stamp Duty Calculator

Calculate UK Stamp Duty Land Tax (SDLT) for first-time buyers, movers, and additional properties.

Last updated 10 March 2026

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Inputs

SDLT applies to England and Northern Ireland only. Currency locked to GBP.

Purchase price of the property

£

First-Time Buyer Rates

£0 – £300,0000%
£300,000 – £500,0005%

Stamp Duty (SDLT) to pay

£0

on a £300,000 property (first-time buyer)

Effective Rate

0.00%

Total Cost (Price + SDLT)

£300,000

Tax Breakdown by Band

BandRateTax
£0 – £300,0000%£0
Total0.00%£0

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How it works

What Is Stamp Duty?

Stamp Duty Land Tax (SDLT) is a tax on property purchases in England and Northern Ireland. You pay it on the portion of the price that falls within each band — it works like income tax, not a flat rate on the whole price.

Key change — April 2025: The nil-rate threshold reverted from £250,000 back to £125,000, and the first-time buyer threshold dropped from £425,000 to £300,000. If you’re buying in 2025, use updated rates.

Current SDLT Rates (From 1 April 2025)

Price BandStandard RateFirst-Time BuyerAdditional Property
Up to £125,0000%0%5%
£125,001 – £250,0002%0%*7%
£250,001 – £300,0005%0%*10%
£300,001 – £500,0005%5%*10%
£500,001 – £925,0005%5%10%
£925,001 – £1,500,00010%10%15%
Over £1,500,00012%12%17%

*First-time buyer rates only apply if the property price is £500,000 or less. Above that, standard rates apply to the full price.

Who Pays What

First-time buyers get the most generous treatment — no tax on the first £300,000, and 5% on the next £200,000 (for properties up to £500,000). This saves up to £11,250 compared to standard rates.

Home movers (replacing your main residence) pay standard rates starting at 2% above £125,000.

Additional property buyers (second homes, buy-to-let) pay a 5% surcharge on every band. Even the nil-rate band becomes 5%, making smaller investment properties proportionally more expensive.

When to Use This Calculator

  • Before making an offer — Factor SDLT into your total budget so you know the true cost
  • Comparing property prices — See how SDLT changes at different price points (it jumps significantly at band boundaries)
  • Investment property analysis — The 5% surcharge dramatically changes the economics of buy-to-let
  • First-time buyer planning — Check whether your target price qualifies for first-time buyer relief

Common Mistakes

  1. Forgetting SDLT in your budget. On a £450,000 home, SDLT is £12,500 — that’s real money on top of deposit, solicitor fees, surveys, and moving costs.
  2. Assuming first-time buyer relief applies above £500,000. It doesn’t. At £500,001, you pay full standard rates on the entire price. This cliff edge means a £500,000 property costs £8,750 less in SDLT than a £500,001 property.
  3. Not accounting for the additional property surcharge. The 5% surcharge on second homes means a £300,000 buy-to-let costs £14,500 in SDLT vs £8,750 for a home mover — a £5,750 difference.

Real-World Examples

1

First-time buyer purchasing a £300,000 flat

Property Price: 300,000 Buyer Type: first-time

A first-time buyer purchasing a £300,000 property pays £0 in stamp duty — the entire price falls within the first-time buyer nil-rate band of £300,000. This relief saves £2,500 compared to the standard rate (which would charge 2% on the £125,000–£250,000 portion and 5% on £250,000–£300,000).

2

Moving home to a £450,000 house

Property Price: 450,000 Buyer Type: standard

Buying a £450,000 property as a home mover costs £12,500 in SDLT: £0 on the first £125,000, £2,500 on the next £125,000 (at 2%), and £10,000 on the remaining £200,000 (at 5%). The effective tax rate is 2.78%. Remember to factor this into your total moving costs alongside solicitor fees, surveys, and removals.

3

Buy-to-let investment at £250,000

Property Price: 250,000 Buyer Type: additional

An additional property at £250,000 costs £10,000 in SDLT. The 5% additional property surcharge applies on top of standard rates: 5% on the first £125,000 (£6,250) plus 7% on the next £125,000 (£8,750... wait, that's £15,000). Actually: £125,000 × 5% = £6,250 + £125,000 × 7% = £8,750 = £15,000 total at an effective rate of 6%. This is significantly more than the £2,500 a home mover would pay.

Frequently Asked Questions

What is Stamp Duty Land Tax (SDLT)?
SDLT is a tax you pay when buying property or land in England and Northern Ireland above a certain price. It's calculated on the portion of the property price within each tax band — similar to how income tax works. Scotland has its own equivalent called LBTT (Land and Buildings Transaction Tax), and Wales has LTT (Land Transaction Tax).
What are the stamp duty rates from April 2025?
From 1 April 2025, the nil-rate threshold reverted to £125,000 (from the temporary £250,000). Rates are: 0% up to £125,000, 2% from £125,001–£250,000, 5% from £250,001–£925,000, 10% from £925,001–£1.5M, and 12% above £1.5M. First-time buyers pay 0% up to £300,000 and 5% from £300,001–£500,000 on properties up to £500,000.
Do first-time buyers pay stamp duty?
First-time buyers get relief on properties up to £500,000. You pay 0% on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, you pay standard rates on the full amount — the relief doesn't apply at all above that cap.
How much is the additional property surcharge?
Since 31 October 2024, the surcharge for additional residential properties (buy-to-let, second homes) is 5% on top of standard rates at every band. So the first £125,000 is taxed at 5% instead of 0%, £125,001–£250,000 at 7% instead of 2%, and so on. This applies even if you're buying a property worth under £40,000 if you already own another.
When do I pay stamp duty?
You must pay SDLT within 14 days of completion (the day you legally own the property). Your solicitor or conveyancer usually handles this as part of the buying process. Late payment incurs interest and penalties from HMRC.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses LBTT (Land and Buildings Transaction Tax) with different bands and rates. Wales uses LTT (Land Transaction Tax). This calculator covers SDLT for England and Northern Ireland only.

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