Stamp Duty Calculator
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Band Breakdown
| Band | Rate | Taxable | Tax |
|---|
Calculation based on HMRC SDLT rates for 2025/26. For guidance only.
How Stamp Duty Land Tax (SDLT) Works
Stamp Duty Land Tax is a progressive tax charged on the purchase of residential property or land in England and Northern Ireland. Rather than charging a single percentage on the entire price, SDLT uses a banded system similar to income tax -- you pay different rates on each portion of the price that falls within each band.
Your solicitor or conveyancer will normally file the SDLT return and pay the tax on your behalf within 14 days of completion. Even if no tax is due (for example, the price is below the threshold), a return may still need to be filed.
SDLT Rates 2025/26 -- Standard Residential
| Band | 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 (FTB) Relief
First-time buyers benefit from enhanced nil-rate thresholds. If the purchase price is £500,000 or less, no SDLT is payable on the first £300,000, and a rate of 5% applies on the portion from £300,001 to £500,000. This means a first-time buyer purchasing at £300,000 or below pays no stamp duty at all.
If the property price exceeds £500,000, first-time buyer relief does not apply and the standard SDLT rates are used on the full purchase price. This is an important threshold to be aware of when negotiating a purchase price.
First-Time Buyer SDLT Rates
| Band | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Over £500,000 | Standard rates apply |
Additional Property Surcharge
If you are purchasing an additional residential property (such as a buy-to-let or second home), a 5% surcharge is added on top of the standard SDLT rates on the full purchase price. This surcharge was increased from 3% to 5% in October 2024.
The surcharge applies if you already own one or more residential properties. It also applies to non-UK residents purchasing property, who pay an additional 2% on top of all applicable rates.
Additional Property SDLT Rates
| Band | Standard Rate | With 5% Surcharge |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Wales and Scotland Comparison
If you are buying property in Wales, SDLT does not apply. Instead, you pay Land Transaction Tax (LTT), which has its own bands and rates set by the Welsh Revenue Authority. The nil-rate threshold is £225,000 for standard purchases. Use a dedicated LTT calculator for Welsh property.
Scottish property purchases are subject to LBTT, administered by Revenue Scotland. The nil-rate band is £145,000 for standard buyers and £175,000 for first-time buyers. An Additional Dwelling Supplement (ADS) of 6% applies to second homes. SDLT does not apply in Scotland.
Worked Examples
Example 1: £250,000 First-Time Buyer
Example 2: £450,000 Standard Buyer
Example 3: £750,000 Additional Property
Frequently Asked Questions
SDLT is a tax paid when you buy residential property or land over a certain price in England and Northern Ireland. The amount depends on the purchase price, whether you are a first-time buyer, and whether you already own other property. It is calculated on a banded basis, similar to income tax.
First-time buyers pay no SDLT on the first £300,000 of a property priced up to £500,000. On the portion from £300,001 to £500,000, a 5% rate applies. If the property price exceeds £500,000, standard rates apply to the full purchase price and FTB relief is lost entirely.
If you already own a residential property and purchase another (e.g. a buy-to-let or second home), you pay an extra 5% surcharge on top of each SDLT band on the full purchase price. This applies from the first pound, so even the nil-rate band portion attracts 5%.
SDLT must be paid within 14 days of the completion date of your property purchase. Your solicitor or conveyancer usually handles the filing and payment on your behalf as part of the conveyancing process.
No. Scotland uses Land and Buildings Transaction Tax (LBTT) administered by Revenue Scotland, and Wales uses Land Transaction Tax (LTT) administered by the Welsh Revenue Authority. SDLT applies only to properties in England and Northern Ireland.
Some lenders allow you to add SDLT to your mortgage, effectively borrowing the stamp duty amount on top of the property purchase price. However, this increases the total amount borrowed and you will pay interest on the stamp duty for the duration of the mortgage term.