Stamp Duty Calculator.
Calculate your Stamp Duty Land Tax (SDLT) for England and Northern Ireland. Updated for April 2025 rate changes. First-time buyers, home movers and additional properties covered.
Stamp Duty Calculator
England & Northern Ireland · Rates effective from 1 April 2025
Enter the full purchase price
| Band | Rate | Taxable amount | Tax |
|---|---|---|---|
| Total stamp duty | £0 | ||
This calculator is for guidance only. For Scotland use LBTT and for Wales use LTT. Always confirm your liability with a solicitor.
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax you pay to HMRC when you buy a property or land in England or Northern Ireland above a certain price. It applies to freehold and leasehold purchases, and to transfers of existing leases.
SDLT is charged on a tiered basis — like income tax, you only pay the higher rate on the portion of the price that falls within each band. You don't pay the top rate on the whole purchase price.
You usually have 14 days from completion to file an SDLT return and pay any tax owed. Your solicitor or conveyancer will handle this on your behalf.
What changed in April 2025?
The temporary SDLT thresholds introduced in September 2022 came to an end on 31 March 2025. From 1 April 2025, the rates reverted to pre-September 2022 levels.
The key changes were:
SDLT rates from 1 April 2025
England and Northern Ireland only. Scotland and Wales have their own land transaction taxes.
First-time buyer relief applies to properties up to £500,000. If the purchase price exceeds £500,000, standard rates apply and no relief is given.
| Purchase price band | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Over £500,000 — standard rates apply | See Moving Home table → |
Maximum saving for a first-time buyer: £8,750 (on a £500,000 property vs standard rates).
Standard rates for home movers replacing a main residence, or buyers who have previously owned a property.
| Purchase price band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
A 5% surcharge applies on top of standard rates when buying an additional residential property (buy-to-let, second home, holiday let). Increased from 3% in October 2024.
| Purchase price band | Rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
If you're replacing a main residence that you're selling simultaneously, the 5% surcharge does not apply.
Worked examples
Stamp duty on typical property prices — first-time buyer rates shown.
Stamp duty — frequently asked questions
Stamp duty must be paid within 14 days of completion of your property purchase. Your solicitor or conveyancer will calculate the amount owed, file the SDLT return with HMRC, and collect the payment from you — usually as part of their completion statement. You won't normally need to deal with HMRC directly.
You're a first-time buyer if you — and everyone you're buying with — have never owned a residential property anywhere in the world. This includes inherited properties and properties received as gifts. If your partner has previously owned a home, you won't qualify for first-time buyer relief even if this is your first purchase.
The property must also be intended as your main residence. You can't claim first-time buyer relief on a buy-to-let purchase.
The 5% surcharge applies if you end the day of completion owning two or more residential properties — typically when buying a buy-to-let, holiday home, or second residence. If you're moving house and selling your existing home on the same day, the surcharge doesn't apply because you're not ending the day with two properties.
If you buy a new home before selling your old one, you'll pay the surcharge — but you can claim a refund from HMRC if you sell your previous main residence within three years.
No. Stamp duty is only triggered when you purchase a property. A remortgage is a change of mortgage product on a property you already own, so no SDLT is payable. Similarly, a product transfer with your existing lender doesn't trigger a stamp duty liability.
Most lenders will not allow you to add stamp duty to your mortgage, as it forms part of the overall funds needed to complete and doesn't constitute part of the property's value. It needs to be paid upfront as part of your completion funds.
A small number of lenders do allow stamp duty to be included in the loan in certain circumstances — your mortgage adviser can confirm what's possible for your situation. Bear in mind that borrowing more means paying interest on that amount over the full mortgage term.
Yes. SDLT is not payable in certain situations, including: purchases below £40,000, properties transferred as part of a divorce or dissolution of civil partnership, and properties inherited under a will. Zero-carbon homes and right-to-buy purchases also have their own rules.
Multiple dwellings relief (MDR) was abolished in June 2024, so it no longer applies to purchases of multiple residential properties in a single transaction. Speak to your solicitor if your situation is complex.
For shared ownership, you can elect to pay SDLT on either the full market value of the property upfront, or just on the share you're buying (with a further SDLT charge payable when you staircase to 80% or more ownership). First-time buyer relief can still apply.
If you're using a Help to Buy equity loan, stamp duty is based on the full purchase price (not just the cash portion), though first-time buyer relief can still apply if you qualify.
Know your stamp duty. Now find your mortgage.
Once you know what you'll owe in stamp duty, the next step is making sure your mortgage is in place. We work with 65+ lenders and can often find solutions that other brokers can't. Whether you're a first-time buyer, self-employed, or have complex income — let's talk.
Start your mortgage enquiryReady to talk mortgages?
No credit checks at this stage. No obligation. We'll come back to you within 1 working day.
Thanks — we'll be in touch shortly.
We aim to respond within 1 working day. If you need to speak to us urgently, please call us directly.
Important: Your home or property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it. There may be a fee for mortgage advice. The precise amount will depend upon your circumstances but will range from £100 to £750.