UK Stamp Duty Land Tax Calculator 2025
Calculate stamp duty (SDLT) for property purchases in England and Northern Ireland. Includes first-time buyer relief and additional property surcharges.
Property Details
£
Your Stamp Duty
Total Stamp Duty
£0
Payable on completion
Property Price
£0
Total to Pay
£0
SDLT Rate
0%
Buyer Type
Standard
💰 First-Time Buyer Savings
Standard Rate SDLT
£0
Your SDLT (FTB Relief)
£0
You Save
£0
📊 Stamp Duty Band Breakdown
See how stamp duty is calculated across different bands
| Band | Property Value Range | Rate | Amount in Band | SDLT in Band |
|---|---|---|---|---|
| Total Stamp Duty: | £0 | |||
🔄 Compare Different Scenarios
See how SDLT changes with different buyer types
First-Time Buyer
£0
With FTB Relief
Standard Rate
£0
Home Mover
Additional Property
£0
Buy-to-Let / Second Home
📚 Stamp Duty Jargon Buster
Click on any term to learn more
Stamp Duty Land Tax (SDLT)
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A tax paid when buying property in England and Northern Ireland. Paid to HMRC usually on completion day. The amount depends on property price and buyer status. Scotland and Wales have different systems.
First-Time Buyer Relief
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First-time buyers pay no SDLT on properties up to £425,000. For properties £425,001-£625,000, pay 5% on the portion above £425,000. Properties over £625,000 pay standard rates. Both buyers must be first-timers.
Additional Property Surcharge
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Extra 5% on each band (increased from 3% in 2024) if buying a second home or buy-to-let. Can reclaim if you sell your previous main home within 3 years. Doesn't apply if replacing main residence.
SDLT Bands
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SDLT is charged in slices, like income tax. Standard rates: 0% up to £250,000, 5% on £250,001-£925,000, 10% on £925,001-£1.5m, 12% over £1.5m. You only pay higher rates on the portion in each band.
Completion Day
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The day you legally become the owner and receive keys. SDLT must be paid within 14 days of completion. Your solicitor usually handles payment. Late payment incurs interest and penalties.
SDLT Return
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A form filed with HMRC within 14 days of completion showing property details and SDLT paid. Your solicitor typically handles this. You receive an SDLT5 certificate as proof of payment, needed for Land Registry registration.
LBTT (Scotland)
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Land and Buildings Transaction Tax - Scotland's version of SDLT with different rates and bands. Generally higher rates than England. First-time buyer relief up to £175,000. Managed by Revenue Scotland, not HMRC.
LTT (Wales)
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Land Transaction Tax - Wales's property tax with its own rates and bands. Different thresholds from England. Managed by Welsh Revenue Authority. Check Welsh rates separately if buying in Wales.
SDLT Refund
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You can claim back the 5% surcharge if you sell your previous main home within 3 years of buying the new one. Must apply within 12 months of selling. Takes 4-6 weeks to process. Only applies to additional property surcharge.
Mixed-Use Property
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Property with both residential and commercial use (e.g., flat above a shop). Charged at non-residential SDLT rates which are usually lower. Must genuinely be mixed-use - purely residential with home office doesn't qualify.
New Build SDLT
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New builds pay the same SDLT as existing properties. No special relief. First-time buyers get relief on new builds up to £625,000. Consider Help to Buy schemes which may reduce upfront costs but not SDLT liability.
Replacing Main Residence
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If selling your current main home and buying another, you don't pay the 5% surcharge even if you temporarily own two properties. Must intend new property to be your main home. Sell previous home within 3 years to avoid surcharge.
Understanding Stamp Duty Land Tax
How SDLT Works
Stamp duty is charged in bands, similar to income tax. You pay different rates on different portions of the property price:
- £0 - £250,000: 0% (£425,000 for first-time buyers)
- £250,001 - £925,000: 5%
- £925,001 - £1,500,000: 10%
- Over £1,500,000: 12%
Who Qualifies as a First-Time Buyer?
- Never owned property anywhere in the world
- If buying with someone, both must be first-time buyers
- Property must be under £625,000
- Must intend to live in the property (not buy-to-let)
- Relief applies automatically - no application needed
When SDLT is Due
Your solicitor typically pays SDLT on your behalf within 14 days of completion. Budget for it in addition to deposit, legal fees, and surveys. Late payment incurs penalties and interest.
Tips to Reduce SDLT
- First-time buyers: Stay under £425,000 for zero SDLT
- Additional property: Sell previous home before buying to avoid 5% surcharge
- Negotiate price: Especially near band thresholds (£250k, £925k, £1.5m)
- Consider fixtures: Carpets, curtains bought separately aren't subject to SDLT
⚠️ Disclaimer: This calculator provides estimates for England and Northern Ireland based on 2025 rates. Scotland and Wales have different property taxes. Actual SDLT may vary based on specific circumstances. This is for guidance only and not legal or tax advice. Consult a solicitor for accurate calculations.