Post April 2025 Rates · All UK Nations

Stamp Duty Land Tax
Calculator (SDLT)

Find out what HMRC charges before your solicitor tells you on completion day. First-time buyers, second homes, and Scotland and Wales rates all covered.

Property Details
£
Your Stamp Duty Bill
Total Stamp Duty
£0
0.00% effective rate
Purchase Price
£0
Stamp Duty
£0
Total Cost
£0
Band-by-Band Breakdown
BandRateTaxableDuty
How it works

How Stamp Duty Land Tax Is Calculated

SDLT is a banded tax — like income tax, you pay the relevant rate only on the portion of the purchase price that falls within each band. You don't pay the higher rate on the entire price, only on the slice above each threshold.

01
It's calculated in slices
On a £400,000 purchase (standard rate), you pay 0% on the first £125,000, 2% on £125,001–£250,000 (£2,500), and 5% on £250,001–£400,000 (£7,500). Total: £10,000 — not 5% of £400,000.
02
First-time buyer relief
First-time buyers pay 0% on the first £300,000 and 5% from £300,001–£500,000 (as of April 2025). Properties over £500,000 do not qualify for relief — standard rates apply to the full price.
03
Additional property surcharge
Buying a second home or investment property attracts a 5% surcharge on top of the standard rate at every band (increased from 3% to 5% in October 2024). This applies to the entire purchase price.
04
Scotland and Wales have different taxes
Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). Both use their own band structures and rates. This calculator estimates all three, though the banding differs.
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Frequently Asked Questions
What are the SDLT rates for 2025–26 in England?

Following the end of the SDLT temporary reduction on 31 March 2025, the standard rates reverted to: 0% on the first £125,000; 2% from £125,001 to £250,000; 5% from £250,001 to £925,000; 10% from £925,001 to £1,500,000; 12% above £1,500,000. These rates apply to residential property purchased from 1 April 2025.

How much stamp duty do first-time buyers pay?

First-time buyers purchasing a property for £500,000 or less pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, the standard rates apply to the entire purchase price — no first-time buyer relief is available. This relief was reduced from the temporary higher thresholds that applied before April 2025.

What is the additional property surcharge?

Since October 2024, buyers purchasing a second home, buy-to-let property, or any additional residential property pay an extra 5% surcharge on top of standard SDLT rates at every band. This was increased from 3% in the Autumn Budget 2024. The surcharge applies to the full purchase price, so effective rates range from 5% (on the first £125,000) up to 17% (above £1.5M).

Do Scotland and Wales have the same stamp duty?

No. Scotland has Land and Buildings Transaction Tax (LBTT), which has its own bands and rates set by the Scottish Parliament. Wales has Land Transaction Tax (LTT), set by the Welsh Government. Both differ significantly from English SDLT — particularly Scotland's nil-rate band and higher-rate thresholds. Always use the correct calculator for the country you're purchasing in.

When do you have to pay stamp duty?

SDLT must be paid within 14 days of completion. Your solicitor or conveyancer typically handles this automatically as part of the conveyancing process, submitting the SDLT return to HMRC on your behalf. Failure to pay on time results in automatic penalties and interest charges from HMRC.