Property details
Stamp duty to pay
These are the SDLT rates for England and Northern Ireland in force since 1 April 2025. Scotland (LBTT) and Wales (LTT) use different taxes and bands. Stamp duty must usually be paid within 14 days of completion. This tool is for general guidance only and does not constitute financial or tax advice — confirm with your solicitor or conveyancer.
The calculator above uses the rates in force since 1 April 2025 (still current): 0% to £125,000,then 2%, 5%, 10% and 12%; first-time buyer relief up to £300,000 (capped at £500,000 properties); and the 5% additional-property surcharge from £40,000.
Furter Explanation
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax you pay to HMRC when you buy a property or land over a certain price in England and Northern Ireland.
It applies to both freehold and leasehold purchases.
If you are buying in Scotland you will pay Land and Buildings Transaction Tax (LBTT) instead, and in Wales you will pay Land Transaction Tax (LTT) both of which have their own separate rates and thresholds.
How is it calculated?
A common misunderstanding is that stamp duty is charged at a single rate on the whole price.
In fact it works in bands, much like income tax.
You pay each rate only on the portion of the price that falls within that band, which is why the breakdown table above shows the tax building up slice by slice.
This usually means the total is lower than people expect, and the “effective rate” shows the tax as a percentage of the whole price.
First-time buyer relief
If you and anyone else buying with you have never owned a property anywhere in the world, you may qualify for first-time buyer relief.
This means you pay no stamp duty on the first £300,000, and a reduced rate on the portion up to £500,000.
If the property costs more than £500,000, the relief no longer applies and standard rates are charged on the whole price.
The additional property surcharge
If you are buying a second home, a buy-to-let, or any property that means you will own more than one at the end of the transaction, a 5% surcharge is added on top of the standard rate in every band.
This applies to purchases of £40,000 or more.
If you are replacing your main residence, the surcharge generally does not apply, and if you pay it but sell your previous main home within 36 months you may be able to claim a refund.
When do I pay?
Stamp duty is due within 14 days of completing your purchase.
In practice your solicitor or conveyancer usually files the return and pays HMRC on your behalf, adding the amount to your completion statement. Missing the deadline can result in penalties and interest.
Important: This calculator provides an estimate based on the rates in force since April 2025 and covers the most common situations. It does not account for every scenario, such as mixed-use property, shared ownership, or multiple dwellings relief. Always confirm the exact figure with your solicitor or a qualified tax adviser before budgeting.