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GovMath.

Mortgages & Property · From 1 April 2025

UK Stamp Duty Calculator

Enter your purchase price to see exactly how much Stamp Duty Land Tax (SDLT) you’ll pay on a property in England or Northern Ireland.

Your purchase

£

The agreed price you’re paying for the property.

Buyer type

England & Northern Ireland only. Scotland uses LBTT, Wales uses LTT — different rules and rates apply.

Stamp Duty payable
£4,750
Effective rate 1.61% of the purchase price.

Band-by-band breakdown

  • £1 – £125,000
    0% on £125,000
    £0
  • £125,001 – £250,000
    2% on £125,000
    −£2,500
  • £250,001 – £925,000
    5% on £45,000
    −£2,250
  • Total Stamp Duty
    £4,750

How we calculated your result

Stamp Duty in England and Northern Ireland is a slab tax — different slices of the price are taxed at different rates. We:

  1. Split your purchase price into the official HMRC bands.
  2. Apply each band’s rate only to the slice of the price that falls inside it.
  3. Add a 5% surcharge to every band if you ticked “additional property” (second home or buy-to-let).
  4. Use the first-time buyer rates instead if you’re buying for £500,000 or less and have never owned a home before.

The total at the top is the sum of all the band charges, paid to HMRC within 14 days of completion.

Official UK rules in simple English

These rates apply to residential, freehold purchases completing on or after 1 April 2025:

Price sliceStandardFirst-time buyerAdditional
Up to £125,0000%0% (up to £300k)5%
£125,001 – £250,0002%0% (up to £300k)7%
£250,001 – £925,0005%5% (£300k–£500k only)10%
£925,001 – £1.5m10%—15%
Above £1.5m12%—17%

First-time buyer relief only applies if every buyer is a first-time buyer and the price is £500,000 or less. Buy at £500,001 and you pay standard rates on the whole purchase.

Common pitfalls to watch out for

  • ⚠ First-time buyer relief is all-or-nothing at £500,001

    Pay £500,000 → you owe £10,000. Pay £500,001 → you owe £15,000.05. A single pound can cost you £5,000. Negotiate accordingly.

  • ⚠ The 5% surcharge applies even to the nil-rate band

    Buying an additional property means there is no 0% slice — you pay 5% from the very first pound. A £200,000 second home costs £11,500 in SDLT.

  • ⚠ “Additional property” can be a surprise

    If you keep your old home for any reason — even briefly — the new purchase counts as additional. You can usually reclaim the surcharge if you sell the old home within 36 months.

  • ⚠ Different country, different tax

    Scotland charges Land & Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Neither uses these bands. This calculator covers England and Northern Ireland only.

Frequently asked questions

When do I actually pay Stamp Duty?
Your conveyancer files the SDLT return and pays HMRC on your behalf within 14 days of completion. The money is usually transferred from your purchase funds at completion.
I’ve owned property abroad. Am I a first-time buyer?
No. HMRC’s definition is worldwide — any prior freehold or leasehold ownership, anywhere, disqualifies you from first-time buyer relief.
Can I claim the surcharge back if I sell my old home later?
Yes — if you sell your previous main residence within 36 months of buying the new one, you can reclaim the 5% surcharge from HMRC.

Figures are estimates based on residential freehold purchases completing on or after 1 April 2025. Always confirm the exact figure with your conveyancer before completion.

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