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UK Stamp Duty Calculator (SDLT 2025)

Estimate Stamp Duty Land Tax (SDLT) on a residential property purchase in England or Northern Ireland, including first-time-buyer relief and the additional-property surcharge.

Eligibility & Estimate Tool

Stamp Duty (SDLT)
£7,500

Standard SDLT rates for England and Northern Ireland from 1 April 2025.

Effective rate2.1%
verifiedLast verified 2026-06-09Tax/benefit year 2025Rules v1.0.0

Disclaimer: Estimate only, for residential property in England and Northern Ireland from April 2025. Does not cover mixed-use property, non-resident surcharges, leasehold premiums, or reliefs beyond first-time-buyer relief. Confirm with GOV.UK or a conveyancer.

Frequently Asked Questions

What are the 2025 SDLT thresholds?expand_more

From 1 April 2025: 0% up to 125,000, 2% from 125,001 to 250,000, 5% from 250,001 to 925,000, 10% from 925,001 to 1.5m, and 12% above 1.5m.

What relief do first-time buyers get?expand_more

First-time buyers pay no SDLT on the first 300,000 and 5% on the portion from 300,001 to 500,000, but only if the price is 500,000 or less. Above that, standard rates apply.

What is the additional-property surcharge?expand_more

Buying a second home or buy-to-let adds 5 percentage points to each band (so 5%, 7%, 10%, 15%, 17%) on top of the standard rates.

Property taxFree · sourced · region-aware

What this calculator does

Estimate Stamp Duty Land Tax (SDLT) on a residential property purchase in England or Northern Ireland, including first-time-buyer relief and the additional-property surcharge.

Who it is for

Home buyers in England and Northern Ireland working out the tax on a purchase, including first-time buyers and people buying a second home or buy-to-let.

How it works

SDLT is charged in slices: each portion of the price within a band is taxed at that band's rate, then the slices are added together. First-time-buyer relief uses higher 0% and 5% thresholds, and additional properties add a 5-point surcharge to every band.

Example calculation

On a 300,000 next home: 0% on the first 125,000, 2% on the next 125,000 (2,500), and 5% on the final 50,000 (2,500), giving 5,000 of SDLT. A first-time buyer at the same price pays 0.

Regional variations

These rates apply to England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with different bands.

Common mistakes to avoid

  • Applying a single rate to the whole price - SDLT is banded, not a flat percentage.
  • Claiming first-time-buyer relief above 500,000, where it no longer applies.
  • Forgetting the 5% additional-property surcharge on second homes and buy-to-lets.

Sources

Last verified: June 9, 2026 · Effective year 2025 · Rules v1.0.0

Disclaimer: Estimate only, for residential property in England and Northern Ireland from April 2025. Does not cover mixed-use property, non-resident surcharges, leasehold premiums, or reliefs beyond first-time-buyer relief. Confirm with GOV.UK or a conveyancer.

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