Stamp Duty Calculator (UK)
Estimate your SDLT bill for England and Northern Ireland — including first-time buyer relief, the 3% additional-property surcharge, and the 2% non-UK-resident surcharge.
Stamp Duty Calculator (England & NI)
SDLT for residential purchases, including the 3% second-home / buy-to-let surcharge and first-time buyer relief.
Band-by-band breakdown
| Band | Rate | Tax |
|---|
*Cost to complete includes SDLT + an indicative £1,800 for conveyancing and basic searches. Excludes valuation, broker fee, lender fee, and survey. Scotland (LBTT) and Wales (LTT) use different bands — speak to an adviser.
Speak to a Mortgage AdviserCurrent SDLT bands (England & NI, 2025)
Stamp Duty Land Tax is paid in slices — like income tax — on the portion of the price that falls in each band.
| Property price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300k) |
| £125,001 – £250,000 | 2% | 0% |
| £250,001 – £300,000 | 5% | 0% |
| £300,001 – £500,000 | 5% | 5% |
| £500,001 – £925,000 | 5% | FTB relief lost — standard rates |
| £925,001 – £1.5m | 10% | 10% |
| Above £1.5m | 12% | 12% |
Surcharges
- +3% additional property — applies to second homes, buy-to-let, holiday lets, and anyone already owning a residential property.
- +2% non-UK resident — applies if you haven't been in the UK for at least 183 days in the 12 months before completion.
When SDLT must be paid
Within 14 days of completion. Your conveyancer typically handles this from completion funds. Late payment attracts interest and penalties.
Scotland and Wales
Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands. Wales uses Land Transaction Tax (LTT). The calculator above covers England and Northern Ireland only — for Scottish or Welsh purchases, request a callback and your adviser can provide the correct figures.