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Calculate Stamp Duty Land Tax for residential property purchases in England and Northern Ireland. Explore standard rates, first-time buyer relief and additional-property surcharges.
Calculate Your Stamp Duty
Residential SDLT bands applicable from 1 April 2025.
Only select this if the surcharge applies to your transaction under HMRC rules.
Your Estimated Costs
Tax Band Breakdown
Different Buyers. Different Stamp Duty.
Explore how your purchase circumstances may affect the SDLT payable.
Standard Residential Purchase
Calculate SDLT using the standard progressive residential tax bands.
First-Time Buyer Relief
Eligible buyers can receive relief on qualifying homes costing £500,000 or less.
Additional Property
Explore the higher residential SDLT rates that can apply to additional-property purchases.
Residential Stamp Duty Rates
England and Northern Ireland residential bands effective from 1 April 2025.
| Purchase Price Band | Standard Rate | Additional Property Rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
The additional-property rates shown assume the higher rates apply. A further 2% surcharge can apply to non-UK residents.
Understanding Stamp Duty Before You Buy
What Is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax payable on qualifying land and property transactions in England and Northern Ireland. It depends on the price, property type and buyer circumstances.
How Is Stamp Duty Calculated?
SDLT uses progressive tax bands. Different portions of the purchase price are taxed at different rates, rather than one rate applying to the entire property value.
First-Time Buyer Stamp Duty Relief
Eligible first-time buyers purchasing a qualifying main residence for £500,000 or less may pay no SDLT on the first £300,000 and 5% on the remaining portion. Above £500,000, standard rates apply.
Additional Property Surcharge
Higher SDLT rates may apply to purchases of additional residential property. Whether the higher rates apply depends on ownership, the transaction and any relevant exceptions.
Non-UK-Resident Surcharge
Certain residential transactions involving non-UK residents may be subject to an additional 2% SDLT surcharge.
When Is SDLT Paid?
For most transactions, the SDLT return and payment must be completed within 14 days of the effective date. A conveyancer commonly handles this process.
Does This Calculator Cover Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT), while Wales uses Land Transaction Tax (LTT).
Stamp Duty Calculator FAQs
How much stamp duty is payable on a £300,000 property?
Under standard residential SDLT rates from April 2025, the tax is £5,000. An eligible first-time buyer may pay £0.
Do first-time buyers pay stamp duty?
Qualifying first-time buyers may benefit from a £300,000 nil-rate band on eligible homes costing no more than £500,000.
Is stamp duty calculated on the full property price?
SDLT normally applies progressively to portions of the price within each band.
Do second homes attract higher SDLT?
Additional residential property purchases can attract higher rates, subject to applicable conditions and exceptions.
Does the calculator include the non-resident surcharge?
Yes. You can select the optional 2% non-UK-resident surcharge.
Can SDLT be refunded?
Refunds may be available in certain circumstances, such as when the higher rates were paid and a previous main residence is sold within the applicable deadline.
Who normally pays stamp duty?
The buyer is generally responsible for SDLT on a chargeable transaction.
Is this an official HMRC calculator?
No. ToolZippy provides an independent estimate for planning purposes.
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