Stamp Duty Calculator
Calculate Stamp Duty Land Tax (SDLT) for residential property purchases in England and Northern Ireland. Rates shown are effective from April 2025. Scotland uses LBTT and Wales uses LTT — different rates apply.
Standard rates: 0% up to £125k · 2% on £125k–£250k · 5% on £250k–£925k · 10% on £925k–£1.5m · 12% above £1.5m.
First-time buyer relief: 0% up to £300k · 5% on £300k–£500k · no relief if price exceeds £500k.
Additional property surcharge: +5% on each band.
Related: Mortgage Payment · Mortgage Affordability · House Price Appreciation
How the stamp duty calculator works
Stamp Duty Land Tax (SDLT) is a tax levied on property purchases in England and Northern Ireland. It must be paid within 14 days of completion — your solicitor typically handles this on your behalf. SDLT is calculated on a tiered basis: each band of the purchase price is taxed at the rate for that band only, not the full price. This means the effective rate is always lower than the headline rate for the highest band reached.
Several reliefs and surcharges can change the amount due. First-time buyers benefit from reduced rates on properties up to £500,000 under rules effective from April 2025. Buyers of additional residential properties — including buy-to-let and second homes — pay a surcharge of 5% on top of standard rates across every band. Note that Scotland and Wales operate entirely separate property tax systems (LBTT and LTT respectively) with different bands and rates; this calculator covers England and Northern Ireland only. SDLT rates changed in April 2025, and this calculator reflects the current rules.
Frequently asked questions
When do you pay stamp duty?
Stamp Duty Land Tax must be paid within 14 days of completing a property purchase in England or Northern Ireland. In practice, your solicitor or conveyancer will handle the submission and payment on your behalf as part of the conveyancing process. The 14-day deadline runs from the effective date of the transaction, which is usually the completion date.
Do first-time buyers pay stamp duty?
First-time buyers benefit from relief on properties up to £500,000. Under the rules effective from April 2025, first-time buyers pay 0% on the first £300,000 and 5% on the portion between £300,000 and £500,000. If the property price exceeds £500,000, no first-time buyer relief applies and standard rates are charged on the full purchase price.
Is stamp duty different for buy-to-let properties?
Yes. Anyone purchasing an additional residential property — including buy-to-let investments and second homes — pays an additional dwelling surcharge of 5% on top of the standard SDLT rates for every band. This surcharge applies to the full purchase price and significantly increases the total tax due compared with a standard residential purchase.
Does Scotland use stamp duty?
No. Scotland replaced stamp duty with Land and Buildings Transaction Tax (LBTT) in 2015, which has its own bands and rates set by the Scottish Parliament. Wales similarly uses Land Transaction Tax (LTT) rather than SDLT. This calculator applies only to purchases in England and Northern Ireland, where SDLT rules apply.