Stamp Duty Calculator
Calculate UK Stamp Duty Land Tax (SDLT) for England and Northern Ireland — including first-time buyer relief and the additional-home surcharge. Rates from April 2025.
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What is Stamp Duty Land Tax (SDLT)?
SDLT is a tax on property purchases in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT) — both have their own rates and thresholds.
SDLT applies to almost all property purchases over £125,000 (or £300,000 for first-time buyers under £500k total). It's paid by the buyer, calculated on the "consideration" — usually the purchase price.
SDLT rates from April 2025
| Property price band | Standard rate | Additional home (+5%) |
|---|---|---|
| £0 – £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1.5m | 10% | 15% |
| £1.5m+ | 12% | 17% |
First-time buyers: 0% up to £300k, 5% £300k–£500k. No relief if total price exceeds £500k.
Key SDLT facts
- Paid within 14 days of completion (your solicitor handles it)
- Additional home surcharge rose from 3% to 5% in October 2024
- Non-UK resident buyers pay an extra 2% surcharge
- Mixed-use property (e.g. shop with flat above) uses commercial rates — often cheaper
- Replacement of main residence rule: refund of additional-home surcharge if you sell the old main home within 3 years
Reduce SDLT legitimately
- Buy below threshold — negotiating below £125k saves all SDLT
- First-time buyer relief — significant savings up to £500k
- Multiple Dwellings Relief (where applicable) — for buying multiple flats in one transaction
- Mixed-use claim — if part of the property is non-residential (genuine commercial use), commercial rates apply
- Plan in advance for additional homes — sell old home before completing new to avoid surcharge
What this calculator does and doesn't do
- Standard SDLT bands (April 2025+): 0% to £125k · 2% £125k–£250k · 5% £250k–£925k · 10% £925k–£1.5m · 12% above
- First-time buyer relief: 0% to £300k, 5% £300k–£500k. No relief above £500k purchase price.
- Additional home surcharge: 5% on the entire purchase price (raised from 3% in October 2024)
- Scotland uses LBTT, Wales uses LTT — different rates and bands
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