Stamp Duty Calculator
Calculate how much stamp duty (SDLT) you'll pay on your property purchase in England and Northern Ireland.
Stamp Duty Rates 2025
Stamp Duty Land Tax (SDLT) applies when you buy a property in England or Northern Ireland above certain thresholds. The rates apply to the portion of the price within each band — not the entire price.
| Property Price Band | Standard Rate | First-Time Buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001 – £250,000 | 2% | 0% (up to £300k) |
| £250,001 – £925,000 | 5% | 5% |
| £925,001 – £1,500,000 | 10% | 10% |
| Over £1,500,000 | 12% | 12% |
First-Time Buyer Relief
First-time buyers pay no stamp duty on the first £300,000 of properties up to £500,000. Above £500,000, standard rates apply. This can save first-time buyers up to £6,250.
Additional Property Surcharge
If you're buying an additional property (second home, buy-to-let), you'll pay an extra 3% on top of each band. This applies if you'll own more than one property after the purchase.
Use our mortgage calculator to see how much you could borrow, or our salary calculator to check your take home pay.
What This Calculator Does
This calculator shows the exact SDLT due on your property purchase, with different rates for first-time buyers, standard purchases, and additional properties. It is designed for homebuyers calculating Stamp Duty Land Tax on a property purchase in England or Northern Ireland.
How the Calculation Works
SDLT is charged in bands: 0% up to £250,000 (£425,000 for first-time buyers), then 5%, 10%, and 12% on portions above each threshold. A 3% surcharge applies to additional properties (buy-to-let and second homes).
Common Scenarios
A first-time buyer purchasing at £350,000 pays zero SDLT. A standard buyer pays £5,000. An additional property purchase at £350,000 costs £15,500 in SDLT (including the 3% surcharge). Scotland and Wales have their own equivalents (LBTT and LTT).
Related Calculators
You might also find these useful: Mortgage, Rental Income, Capital Gains Tax. Or use our main salary calculator for a complete take-home pay breakdown.