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Mortgages & Property · April 2025 rates

First-Time Buyer SDLT Calculator

Since April 2025, English & NI first-time buyers pay 0% SDLT to £300,000 then 5% to £500,000. Above £500k you lose the relief entirely and pay standard rates from £1.

£

Relief is fully lost above £500,000.

SDLT as a first-time buyer

£2,500

Saving vs standard buyer: £5,000

First-time buyer breakdown

  • Price
    £350,000
  • FTB SDLT
    £2,500
  • Standard SDLT (for comparison)
    £7,500
  • Your saving
    £5,000

How we calculated your result

FTB rates apply only if the price is £500,000 or less. Buy at £500,001 and the relief disappears completely — standard SDLT applies from the first pound. That cliff edge has caught many buyers near the threshold.

Official UK rules in simple English

  • FTB nil rate: £0 to £300,000.
  • 5% on £300,001 to £500,000.
  • Above £500,000: full SDLT, no relief, from £1.
  • You must never have owned a residential property anywhere in the world, jointly or solely.
  • If buying with someone, ALL buyers must qualify as FTBs.

Common pitfalls to watch out for

  • ⚠ Joint purchase ruins it if your partner has owned property

    Bought a flat with an ex 5 years ago? Even if you sold, you’re no longer a FTB. Both must qualify or relief is denied entirely.

  • ⚠ Overseas property counts

    Inherited a share of a holiday flat in Spain at 21? You’ve technically owned residential property and lose FTB status forever.

  • ⚠ The £500k cliff is brutal

    At £500,000 you pay £10,000 SDLT (5% on £200k). At £500,001 you pay £12,500 (standard rates). That extra £1 of price costs £2,500.

Frequently asked questions

Does new-build help?
No SDLT difference — new-build vs existing is irrelevant. But many developers offer to pay stamp duty as an incentive.
What about Shared Ownership?
You can choose to pay SDLT on the share you buy (Market Value election) or staged as you staircase. We have a separate Shared Ownership calculator.

England & Northern Ireland only. Scotland uses LBTT (separate FTB nil band to £175k). Wales has no FTB relief.

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