Calculator
Stamp Duty Land Tax — England & Northern Ireland
SDLT is charged on the portion of the price that falls in each band, not the whole price at a single rate. This calculator shows the working band-by-band, so you can see exactly where the charge comes from.
Your purchase
Stamp Duty due
| Price band | Rate | Tax in band |
|---|---|---|
| £0 – £300,000 | 0% | £0 |
| Total | £0 | |
First-time buyer relief applied (property ≤ £500,000).
SDLT calculated on the current England & NI residential bands (effective 1 April 2025). Scotland uses LBTT and Wales uses LTT; neither are modelled here. This is not tax advice — consult your solicitor or HMRC for a binding figure. Read the full stamp duty guide →
Current bands (effective 1 April 2025)
The temporary thresholds introduced in September 2022 ended on 31 March 2025. The bands below apply to purchases completing on or after 1 April 2025.
Standard residential rates (main home, not FTB or not FTB-eligible)
| Portion of price | 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% |
First-time buyer relief
If every buyer named on the deed is a genuine first-time buyer and the price is £500,000 or less: 0% up to £300,000, 5% on the portion £300,001–£500,000. If the price is above £500,000, no relief is available — the standard rates apply to the full price.
Additional property surcharge (5%)
Second homes, buy-to-let and any purchase that does not replace your main residence attract a 5% surcharge on every band. This rate was raised from 3% to 5% on 31 October 2024.
Non-resident surcharge (2%)
If you are not UK-resident for SDLT purposes at the time of purchase, a 2% surcharge applies on top of every other rate (including the additional property surcharge where it applies).
Scotland and Wales
Scotland uses Land and Buildings Transaction Tax (LBTT) with its own bands and first-time buyer relief. Wales uses Land Transaction Tax (LTT) with no first-time buyer relief. Neither is modelled here.