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Calculate Stamp Duty for England & Northern Ireland using verified HMRC post-April 2025 rates. Includes First-Time Buyer relief, Additional Dwellings (+5%), and Non-UK Resident (+2%) surcharges.
| Band | Taxable | Rate | Duty |
|---|---|---|---|
| £0 to £125,000 | £125,000 | 0.0% | £0 |
| £125,001 to £250,000 | £125,000 | 2.0% | £2,500 |
| £250,001 to £925,000 | £100,000 | 5.0% | £5,000 |
| Total Stamp Duty | £7,500 | ||
This UK Stamp Duty Land Tax (SDLT) Calculator calculates your tax obligation when purchasing residential real estate in England and Northern Ireland under current post-April 2025 HMRC rates. It automatically applies First-Time Buyer's Relief thresholds (£300,000 nil-rate band, £500,000 max price), the 5% Higher Rates for Additional Dwellings (HRAD / second homes / buy-to-let), and the 2% non-UK resident surcharge.
Worked Examples (Official HMRC Scenarios): 1. Standard Home Mover at £295,000: • £0 to £125,000 @ 0% = £0 • £125,001 to £250,000 (£125,000 slice) @ 2% = £2,500 • £250,001 to £295,000 (£45,000 slice) @ 5% = £2,250 • Total SDLT = £4,750 (Effective rate: 1.61%). 2. First-Time Buyer at £400,000: • £0 to £300,000 @ 0% = £0 • £300,001 to £400,000 (£100,000 slice) @ 5% = £5,000 • Total SDLT = £5,000 (Saves £5,000 vs. standard home mover SDLT of £10,000). 3. First-Time Buyer at Maximum Relief Threshold (£500,000): • £0 to £300,000 @ 0% = £0 • £300,001 to £500,000 (£200,000 slice) @ 5% = £10,000 • Total SDLT = £10,000 (Saves £5,000 vs. standard home mover SDLT of £15,000). 4. Buy-to-Let Investor at £295,000 (+5% surcharge): • £0 to £125,000 @ 5% = £6,250 • £125,001 to £250,000 @ 7% = £8,750 • £250,001 to £295,000 @ 10% = £4,500 • Total SDLT = £19,500.
Review the Band Breakdown table to inspect the exact tax paid within each slice of your purchase price. Your solicitor or conveyancer must submit the SDLT return and remit payment to HMRC within 14 days of completion. Make sure to account for this fee alongside legal costs, surveyor fees, and mortgage arrangement charges.
No. SDLT only applies to property transactions in England and Northern Ireland. Scotland levies the Land and Buildings Transaction Tax (LBTT) managed by Revenue Scotland, and Wales levies the Land Transaction Tax (LTT) managed by the Welsh Revenue Authority.
If the purchase price exceeds £500,000 by even £1, you lose all eligibility for First-Time Buyer Relief. You must pay standard residential SDLT rates across the entire purchase price starting above the £125,000 threshold.
The temporary nil-rate band of £250,000 (and £425,000 for first-time buyers) introduced in September 2022 expired on 31 March 2025. Effective 1 April 2025, residential thresholds permanently reverted to £125,000 for standard buyers and £300,000 for first-time buyers.
If you already own a residential property (anywhere in the world) worth £40,000 or more and are buying another home that is not replacing your main residence, you pay an additional 5% surcharge on top of standard SDLT rates (increased from 3% in Autumn 2024).
Yes. If you buy a new main residence before selling your previous main residence, you must pay the 5% surcharge initially. However, if you sell your previous main residence within 36 months, you can apply to HMRC for a full refund of the 5% surcharge portion.
Data verified: Tax Year 2026/27 (Post-April 2025 HMRC rates)