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Stamp Duty (SDLT) Calculator

Estimate Stamp Duty Land Tax on a residential property in England & Northern Ireland (rates from 1 April 2025). Scotland (LBTT) and Wales (LTT) differ.

Inputs

GBP
Standard rates: 0% to £125k, 2% to £250k, 5% to £925k, 10% to £1.5m, 12% above. First-time buyers pay 0% to £300k and 5% on £300k–£500k (no relief above £500k). Second homes/buy-to-let add a 5% surcharge on every slice. Non-UK residents add a further 2%.

Stamp Duty Land Tax

Standard rates
£0

How SDLT works

Stamp Duty Land Tax is paid by the buyer on property purchases in England and Northern Ireland, charged in slices: nothing on the first £125,000, then 2%, 5%, 10% and 12% on successive bands. For example, a £350,000 home (standard) attracts £7,500.

First-time buyers get a higher nil-rate band — 0% up to £300,000 and 5% on the portion to £500,000 — but no relief at all once the price exceeds £500,000. Buying an additional property (second home or buy-to-let) adds a 5% surcharge to every band, so a £700,000 second home costs £60,000. SDLT must usually be filed and paid within 14 days of completion.

FAQ

Does this cover Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with their own bands. This tool is for England & Northern Ireland.
Who counts as a first-time buyer?
Someone who has never owned a residential property anywhere in the world, buying their main home for £500,000 or less.
When does the 5% surcharge apply?
When, after the purchase, you own more than one residential property and aren't replacing your main residence — e.g. second homes and buy-to-lets.
Can I reclaim the surcharge?
If you buy a new main home before selling the old one, you pay the surcharge but can reclaim it if you sell the previous main residence within 36 months.