Stamp Duty Calculator UK — Updated April 2025
Use our free Stamp Duty Land Tax (SDLT) calculator to work out how much tax you’ll pay when buying a property in England or Northern Ireland. Includes first-time buyer relief and additional property surcharge, with the latest rates effective from 1 April 2025.
Calculate Your Stamp Duty
Enter your property price and select whether you’re a first-time buyer or buying an additional property to see an instant breakdown of SDLT due.
Stamp Duty Calculator (England & NI, APR 2025 rules)
These figures are only illustrative. All mortgages are subject to the applicant(s) meeting the eligibility of the specific lender. An assessment of your needs will be confirmed before a recommendation can be made.
Worked Examples
Example 1: First-time buyer purchasing at £400,000
No SDLT on the first £300,000. 5% on the remaining £100,000 = £5,000 SDLT.
Example 2: Standard buyer purchasing at £350,000
0% up to £125,000, 2% on £125,001–£250,000 (£2,500), 5% on £250,001–£350,000 (£5,000). Total SDLT = £7,500.
Example 3: Second home purchase at £600,000
Standard rates plus a 3% surcharge apply, meaning SDLT = £38,000.
FAQs: Stamp Duty Explained
What is Stamp Duty Land Tax (SDLT)?
SDLT is a tax you pay when buying a residential property or land over a certain value in England or Northern Ireland.
What reliefs are available for first-time buyers?
First-time buyers pay no SDLT on the first £300,000 of a property costing up to £500,000. Standard rates apply above this limit.
Do I pay more if I already own a property?
Yes. An additional 3% surcharge applies if the purchase means you’ll own more than one property (e.g. second home or buy-to-let).
When did the SDLT thresholds change?
The thresholds changed on 1 April 2025, reducing the nil-rate band for main residences from £250,000 back to £125,000.
Does this calculator cover Scotland or Wales?
No. Scotland and Wales have their own systems (LBTT and LTT). This calculator is for England and Northern Ireland only.
Related Mortgage Advice
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