Mortgages & property
Stamp Duty calculator (England & Northern Ireland)
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Calculate Stamp Duty Land Tax for a home in England or Northern Ireland — including first-time buyer relief and the additional-property surcharge.
- Stamp Duty owed
- £6,250.00
- Effective rate
- 1.92%
- Total cost
- £331,250
| £0 – £125,000 @ 0% | £0.00 |
|---|---|
| £125,000 – £250,000 @ 2% | £2,500.00 |
| £250,000 – £925,000 @ 5% | £3,750.00 |
| Total Stamp Duty | £6,250.00 |
England and Northern Ireland rates effective from 1 April 2025. Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT) — both have different bands. You normally pay SDLT within 14 days of completion through your solicitor.
Official rates & thresholds used
United Kingdom · tax year 2026/27 · last verified . These figures match the parameters embedded in this calculator.
| Parameter | Value | Notes |
|---|---|---|
| SDLT band 1 | 0% on £0–£125,000 | Standard residential rates (England & NI). |
| SDLT band 2 | 2% on £125,001–£250,000 | — |
| SDLT band 3 | 5% on £250,001–£925,000 | — |
| SDLT band 4 | 10% on £925,001–£1,500,000 | — |
| SDLT band 5 | 12% above £1,500,000 | — |
| First-time buyer relief band 1 | 0% on £0–£300,000 | Applies where price ≤ £500,000. |
| First-time buyer relief band 2 | 5% on £300,001–£500,000 | — |
| Additional-property surcharge | 5% | On top of standard rates for second homes and most buy-to-let. |
Primary sources: HMRC. Always confirm live figures on gov.uk before acting.
How it works
- SDLT is a 'slice' tax. Each band of the price is taxed at the rate for that band — only the slice above £250,000, for example, is taxed at 5%.
- First-time buyer relief raises the 0% threshold to £300,000 and applies 5% up to £500,000. If the purchase price is over £500,000, no relief applies and standard rates are used on the whole amount.
- The 5% additional-property surcharge applies on top of the standard rate to the entire purchase price for second homes and most buy-to-let purchases (rates effective from 31 October 2024).
Common questions
- Am I a first-time buyer?
- Yes if you (and any joint buyer) have never owned a property anywhere in the world. Inheriting even a share of a property previously normally removes first-time buyer status.
- Is the additional rate the same as buy-to-let?
- Most buy-to-let purchases attract the additional rate, but the surcharge applies to anyone buying a second residential property — including a holiday home or a property bought jointly with a relative.
- What about Scotland and Wales?
- Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have their own bands and reliefs — this calculator does not cover those systems.