Stamp Duty (SDLT) calculator
Residential rates for England & Northern Ireland from 1 April 2025.
£
Stamp Duty payable
£12,500
Effective rate 2.78%
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0 |
| £125,000 – £250,000 | 2% | £2,500 |
| £250,000 – £925,000 | 5% | £10,000 |
How this works
- Standard rates: 0% to £125k, 2% to £250k, 5% to £925k, 10% to £1.5m, 12% above.
- First-time buyer relief: 0% to £300k, 5% £300k–£500k. No relief above £500k.
- Additional property (buy-to-let / second home): 5 percentage points on top of every band.
- Non-UK resident surcharge: +2% on every band.
- SDLT return must be filed within 14 days of completion. Wales uses LTT, Scotland uses LBTT — different rates apply.
Estimates only. Confirm with your solicitor before completion.
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Get free triage reportA short guide to Stamp Duty
SDLT is a tiered tax on residential property purchases in England and Northern Ireland. You only pay each rate on the slice of the price that falls in that band.
- Work out your buyer type first — standard, first-time buyer or additional property — because it changes every band.
- First-time buyer relief disappears completely above a £500,000 purchase price, so a small price increase can cost thousands.
- The additional-property surcharge applies even if the second home is abroad or jointly owned.
- Budget for SDLT as cleared funds before completion; your conveyancer files the return within 14 days.
- If you replace your main residence within three years you may reclaim the surcharge from HMRC.
Frequently asked questions
- How much stamp duty will I pay?
- Stamp Duty Land Tax is charged in bands on the portion of the price in each band: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. Enter your price above for an instant figure.
- Do first-time buyers pay stamp duty?
- First-time buyers pay nothing on the first £300,000 and 5% between £300,000 and £500,000. Above a £500,000 purchase price the relief is lost entirely and standard rates apply.
- What is the second-home surcharge?
- Buying an additional property, such as a buy-to-let or second home, adds 5 percentage points to every band.
- When do I have to pay stamp duty?
- Your SDLT return and payment are due within 14 days of completion. In practice your conveyancer files it and collects the money from you before completion.
- Does this calculator work in Scotland and Wales?
- No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), which use different bands and rates.