Stamp Duty Calculator (2025/26 SDLT Rates)

Calculate how much Stamp Duty Land Tax you will pay when buying a property in England or Northern Ireland. Updated with the latest HMRC rates effective from 1 April 2025, including first-time buyer relief and the 5% additional property surcharge.

Calculate Your Stamp Duty

Property Price

Buyer Type

Stamp Duty Payable

£2,500

Effective Rate

1.0%

Monthly over 25yr mortgage

£8/mo

Property Price

£250,000

Band-by-Band Breakdown

Band	Rate	Taxable Amount	Tax Due
Up to £125,000	0%	£125,000	£0
£125,001 to £250,000	2%	£125,000	£2,500
Total Stamp Duty			£2,500

Compare All Buyer Types

See how much you would pay under each category for a £250,000 property

Buyer Type	Stamp Duty	Effective Rate	Saving vs Standard
StandardSelected	£2,500	1.0%	-
First-Time Buyer	£0	0.0%	Save £2,500
Additional Property	£15,000	6.0%	+£12,500 extra

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SDLT Rates from 1 April 2025

The thresholds below apply to residential property purchases in England and Northern Ireland. These rates took effect on 1 April 2025 when the temporary higher thresholds from the September 2022 mini-budget expired.

Standard Rates

Up to £125,0000%

£125,001 to £250,0002%

£250,001 to £925,0005%

£925,001 to £1,500,00010%

Over £1,500,00012%

First-Time Buyer Rates

Properties up to £500,000 only

Up to £300,0000%

£300,001 to £500,0005%

If the property costs over £500,000, standard rates apply to the full price.

Additional Property Surcharge: +5%

If you are buying a second home, buy-to-let, or holiday let, a 5% surcharge is added on top of the standard rates for the entire purchase price. This surcharge was increased from 3% to 5% in October 2024.

How Stamp Duty Works

It works in bands

Like income tax, you only pay the higher rate on the portion of the price within each band. The first £125,000 is always tax-free for standard buyers.

Rates depend on circumstances

First-time buyers get higher tax-free thresholds. Additional property buyers pay a 5% surcharge on every band.

Pay within 14 days

Stamp duty must be filed and paid within 14 days of completion. Your solicitor usually handles this as part of the conveyancing process.

Understanding Stamp Duty Land Tax

Stamp Duty Land Tax (SDLT) is a progressive tax levied on residential property purchases in England and Northern Ireland. It operates similarly to income tax: you pay different rates on different portions of the purchase price, not a single flat rate on the entire amount.

For example, if you buy a property for £350,000 as a standard buyer, you pay nothing on the first £125,000, then 2% on the next £125,000 (£2,500), and 5% on the remaining £100,000 (£5,000). Your total stamp duty would be £7,500, which works out to an effective rate of just 2.1% rather than the headline 5% rate.

Scotland and Wales have their own property transaction taxes with different bands and rates. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). This calculator covers SDLT for England and Northern Ireland only.

The additional property surcharge applies if you already own a residential property anywhere in the world and are buying another one in England or Northern Ireland. There are some exemptions; for instance, if you are replacing your main residence and have sold (or intend to sell) the previous one within 36 months. Consult a solicitor if your situation is complex.

Frequently Asked Questions

What is Stamp Duty Land Tax (SDLT)?

Stamp Duty Land Tax is a tax paid to HMRC when you buy a residential property in England or Northern Ireland above a certain price threshold. The amount you pay depends on the purchase price, whether you are a first-time buyer, and whether you already own another property. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT).

What are the current SDLT rates from April 2025?

From 1 April 2025, the standard SDLT rates are: 0% on the first £125,000; 2% on the portion from £125,001 to £250,000; 5% from £250,001 to £925,000; 10% from £925,001 to £1,500,000; and 12% on anything above £1,500,000. First-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000, provided the property costs no more than £500,000.

Do first-time buyers pay stamp duty?

First-time buyers benefit from reduced rates on properties costing up to £500,000. You pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, the first-time buyer relief does not apply and you pay the standard rates on the entire price.

What is the additional property surcharge?

If you are buying an additional residential property (a second home, buy-to-let, or holiday home), you must pay a 5% surcharge on top of the standard SDLT rates. This applies to the entire purchase price, starting from the first pound. The surcharge was increased from 3% to 5% in October 2024.

When do I need to pay stamp duty?

You must file your SDLT return and pay the tax within 14 days of completion (the date you legally become the owner). Your solicitor or conveyancer usually handles this on your behalf as part of the conveyancing process. Late payment can result in penalties and interest charges from HMRC.

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