How much is Stamp Duty in 2025?

From 1 April 2025, SDLT rates for England and Northern Ireland 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 (if the property costs £500,000 or less).

Do first-time buyers pay Stamp Duty?

First-time buyers pay no Stamp Duty on properties up to £300,000. For properties between £300,001 and £500,000, they pay 5% only on the portion above £300,000. If the property costs more than £500,000, first-time buyer relief doesn't apply and standard rates are charged.

What is the additional property surcharge?

If you're buying an additional residential property (second home, buy-to-let, or holiday home), you pay a 5% surcharge on top of the standard SDLT rates on every band. This increased from 3% to 5% in October 2024.

Does Stamp Duty apply in Scotland and Wales?

No — Scotland has its own Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). Both have different rates and thresholds. This calculator covers SDLT for England and Northern Ireland only.

Stamp Duty Calculator 2025

Calculate SDLT on your property purchase — standard rates or first-time buyer relief.

Property details

Property price

Buyer type

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SDLT rates for England and Northern Ireland from 1 April 2025. Scotland (LBTT) and Wales (LTT) have different rates.

How to Use This Calculator

Standard tab

Enter the property price and select your buyer type (standard, additional property, or non-UK resident). The calculator instantly shows your total Stamp Duty Land Tax, the effective rate, and a full breakdown by band so you can see exactly where each portion of tax comes from.

First-Time Buyer tab

Switch to the First-Time Buyer tab if you have never owned a residential property anywhere in the world. You'll benefit from higher nil-rate thresholds — meaning you pay nothing on the first £300,000 and a reduced rate above that (on properties up to £500,000).

Band breakdown

Below the headline figure, the calculator displays every SDLT band that applies to your purchase. Each row shows the band range, the rate, and the tax due on that slice — so you can verify the maths yourself.

Share your result

Every input is encoded in the URL. Click Share, send the link — they'll see your exact numbers. No re-entering, no screenshots.

The Formula

Stamp Duty Land Tax (SDLT) uses a progressive band system — similar to income tax. You don't pay the top rate on the whole price; each band applies only to the portion of the price within that range.

SDLT = ∑ (Portion of Price in Each Band × Band Rate)

Standard SDLT Rates — from 1 April 2025

0%£0 – £125,000

2%£125,001 – £250,000

5%£250,001 – £925,000

10%£925,001 – £1,500,000

12%Above £1,500,000

First-Time Buyer Rates

Available on properties up to £500,000 where the buyer has never owned a residential property.

0%£0 – £300,000

5%£300,001 – £500,000

Additional property surcharge

If you already own a residential property (e.g. buy-to-let or second home), add a 5% surcharge on top of every band.

Example

Sarah — buying a home at £350,000

Sarah is purchasing a property for £350,000 in England. Let's compare her stamp duty as a standard buyer and as a first-time buyer.

Standard buyer

0% on first £125,000£0

2% on next £125,000£2,500

5% on next £100,000£5,000

Total SDLT£7,500

Effective rate2.1%

First-time buyer

0% on first £300,000£0

5% on next £50,000£2,500

Total SDLT£2,500

Effective rate0.7%

As a first-time buyer, Sarah saves £5,000 — paying just £2,500 instead of £7,500. That's money she can put towards furnishing or her moving costs.

FAQ

When do the new SDLT rates apply? ▼

The current SDLT rates took effect on 1 April 2025. Any completion (or effective date) on or after that date uses the new thresholds. If you exchanged contracts before 1 April but complete afterwards, the new rates apply. Always check with your solicitor if your purchase straddles the changeover.

Can I add stamp duty to my mortgage? ▼

Yes — most lenders allow you to add SDLT to your mortgage, provided the total loan still falls within their lending criteria and loan-to-value limits. Bear in mind this increases your total borrowing, so you'll pay interest on the stamp duty amount for the life of the loan. On a 25-year mortgage, adding £7,500 of SDLT could cost you over £4,000 in extra interest.

What counts as a first-time buyer? ▼

HMRC defines a first-time buyer as someone who has never owned a residential property — anywhere in the world. This includes freehold, leasehold, and inherited property. If you're buying jointly and one buyer has owned before, the first-time buyer relief does not apply. The property must also cost £500,000 or less; above that threshold, standard rates apply to the entire purchase.

What about Scotland and Wales? ▼

SDLT applies to property purchases in England and Northern Ireland only. Scotland uses the Land and Buildings Transaction Tax (LBTT), and Wales uses the Land Transaction Tax (LTT). Both have different bands and rates. This calculator covers SDLT — if you're buying in Scotland or Wales, check the relevant tax authority for the correct figures.

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