Stamp Duty Calculator UK — Free 2026
Calculate Stamp Duty Land Tax (SDLT) for England and Northern Ireland. Updated with rates from April 2025 including first-time buyer relief and additional property surcharge.
How It Works
- Enter the property price
- Select your buyer type
- Review your stamp duty
Understanding UK Stamp Duty Land Tax (SDLT)
Stamp Duty Land Tax is a tax paid when you buy a property or land over a certain price in England and Northern Ireland. Scotland has the Land and Buildings Transaction Tax (LBTT) and Wales has the Land Transaction Tax (LTT), which use different rates and thresholds. This calculator covers SDLT for England and Northern Ireland only.
Current SDLT Rates (From April 2025)
The nil-rate threshold returned to £125,000 from 1 April 2025, after the temporary increase to £250,000 ended. The current standard residential rates are:
| Band | Standard Rate | Additional Property Rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
First-Time Buyer Relief
If you are buying your first home and the purchase price is £500,000 or less, you qualify for first-time buyer relief. You pay no SDLT on the first £300,000 and 5% on the portion between £300,001 and £500,000. This means a first-time buyer purchasing at exactly £300,000 pays zero stamp duty, while a £500,000 purchase costs £10,000. Properties over £500,000 do not qualify and standard rates apply to the full price.
Additional Property Surcharge
Since October 2024 the additional property surcharge is 5% (previously 3%). This applies if the purchase means you will own two or more residential properties. It covers second homes, buy-to-let investments, and holiday lets. The surcharge is added to each SDLT band, so a £300,000 second home attracts £17,500 in SDLT — significantly more than the £2,500 a home mover would pay.
Non-UK Resident Surcharge
Non-UK residents pay an extra 2% on top of all applicable rates. You are considered non-resident if you have not spent at least 183 days in the UK in the 12 months before purchase. If you become UK resident within 12 months of purchase, you can apply for a refund of the surcharge.
Frequently Asked Questions
From April 2025, standard SDLT rates are: 0% up to £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1,500,000, and 12% above £1,500,000. First-time buyers pay 0% up to £300,000 and 5% on £300,001–£500,000.
First-time buyers pay no stamp duty on properties up to £300,000. For properties between £300,001 and £500,000, they pay 5% on the portion above £300,000. Properties over £500,000 do not qualify for first-time buyer relief and standard rates apply.
Additional properties (second homes, buy-to-let) attract a 5% surcharge on top of standard SDLT rates across the full purchase price. For example, a £300,000 second home costs £17,500 in stamp duty versus £2,500 for a home mover.
Non-UK residents pay an additional 2% surcharge on top of all applicable SDLT rates. This applies to anyone who has not been resident in the UK for at least 183 days in the 12 months before purchase.
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