UK Stamp Duty Calculator (SDLT)
Calculate Stamp Duty Land Tax for England & Northern Ireland, including first-time buyer relief and the additional-property surcharge.
Property Price
£
Buyer Type
Stamp Duty Owed
£7,500
Effective Rate
2.14%
Total Cost
£357,500
How this calculator works
Stamp Duty Land Tax (SDLT) is charged on a slice basis, the same way UK income tax brackets work — you don't pay the top rate on the whole price, only on the portion that falls within each band. First-time buyers get relief on properties up to £500,000; landlords and second-home buyers pay a flat 5% surcharge on top of every standard band. These are the England & Northern Ireland rates in place since 1 April 2025 — Scotland (LBTT) and Wales (LTT) use their own separate systems.
The standard bands
- 0% up to £125,000
- 2% from £125,001 to £250,000
- 5% from £250,001 to £925,000
- 10% from £925,001 to £1,500,000
- 12% above £1,500,000
Example
A home mover buying a £350,000 property pays 0% on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £100,000 (£5,000) — £7,500 total, an effective rate of about 2.1% of the purchase price.
Common Use Cases
- Budgeting total cash needed for a house purchase, not just the deposit.
- Checking whether first-time buyer relief applies before you go house-hunting above £500,000.
- Estimating the extra cost of buying a second home or buy-to-let property.
- Comparing SDLT across a few candidate price points before making an offer.
FAQs
What happens if a first-time buyer's property is over £500,000?
First-time buyer relief is lost entirely — not just above the £500,000 slice. The full purchase price is then taxed at the standard home-mover rates instead.
Does the additional-property surcharge apply if I'm selling my only home at the same time?
No — the 5% surcharge applies when you'll own more than one property after completion. If you sell your previous main residence within 36 months of buying the new one, you can usually reclaim the surcharge from HMRC.
Does this cover Scotland or Wales?
No — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with different bands and rates than SDLT. This calculator covers England and Northern Ireland only.