Stamp Duty Calculator

Calculate your Stamp Duty Land Tax (SDLT) quickly and easily with our free calculator.

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UK Stamp Duty Calculator
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Understanding Stamp Duty Land Tax

Stamp Duty Land Tax (SDLT) is a tax you might have to pay if you buy a residential property or land in England and Northern Ireland. Scotland and Wales have their own versions of the tax.

Current Stamp Duty Rates (2025) - England & Northern Ireland

The amount of Stamp Duty you pay depends on:

  • The purchase price of your property
  • Whether you're a first-time buyer
  • Whether you're buying an additional property

Standard Rates

Property ValueSDLT Rate
Up to £125,000 Zero
The next £125,000 (the portion from £125,001 to £250,000) 2%
The next £675,000 (the portion from £250,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%

First-Time Buyers

You can claim a discount (relief) if the property you buy is your first home.
You’re eligible if you and anyone else you’re buying with are first-time buyers.

You’ll pay:

  • no SDLT up to £300,000
  • 5% SDLT on the portion from £300,001 to £500,000

If the price is over £500,000, you cannot claim the relief. Follow the rules for people who’ve bought a home before.

Example

You are a first-time buyer and purchase a property for £500,000. The SDLT you owe will be calculated as:

  • 0% on the first £300,000 = £0
  • 5% on the remaining £200,000 = £10,000
  • total SDLT = £10,000

Additional Properties

You’ll usually have to pay 5% on top of SDLT rates if buying a new residential property means you’ll own more than one.

If you’re replacing your main residenceYou will not pay the extra 5% SDLT if both of the following apply:the property you’re buying is replacing your main residenceyour previous main residence was sold within 36 months of completing your new purchaseIf you have not sold your main residence on the day you complete your new purchase, you’ll have to pay higher rates. This is because you own 2 properties.

When Do You Pay Stamp Duty?

You must pay Stamp Duty within 14 days of completing the purchase of your property. Your solicitor will usually handle this payment for you.

Frequently asked questions

What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property or land over a certain price in England and Northern Ireland. The tax is different if the property or land is in Scotland or Wales.
How is Stamp Duty calculated?
Stamp Duty is calculated on a tiered basis. This means you pay different percentages on different portions of the property price. Our calculator above shows you exactly how much you'll pay based on your specific circumstances.
Do first-time buyers pay Stamp Duty?
First-time buyers in England and Northern Ireland don't pay Stamp Duty on properties up to £425,000. For properties between £425,001 and £625,000, they pay 5% on the portion above £425,000. For properties over £625,000, standard rates apply.
Are there any exemptions from Stamp Duty?
Yes, there are several exemptions and reliefs available. These include first-time buyer relief, transfers of property in certain circumstances such as divorce or separation, and certain corporate transactions. It's best to speak with a professional adviser to understand if you qualify for any exemptions.
How does Stamp Duty work for additional properties?
If you're buying an additional residential property, such as a second home or buy-to-let property, you'll usually have to pay an extra 3% on top of the normal SDLT rates. This applies to properties costing more than £40,000.

Get Expert Advice

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