Free Tool
Stamp Duty Calculator
Get an instant estimate of your Stamp Duty Land Tax (SDLT). Rates last confirmed against HMRC on 1 April 2025. Always double-check before exchange, as thresholds can change at any Budget.
How Stamp Duty Works
Understanding SDLT in England & Northern Ireland
Stamp Duty Land Tax is paid on a sliding scale, in the same way as income tax. You only pay the higher rate on the portion of the price that falls within each band, not the whole amount.
Standard rates
Apply to home movers replacing their main residence, on the portion of the price in each band: 0% up to £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5m, and 12% above that.
First-time buyer relief
If you (and anyone buying with you) have never owned property anywhere in the world, you pay 0% up to £300,000 and 5% between £300,000 and £500,000. Relief doesn’t apply at all above £500,000. Standard rates apply to the full price.
Additional property surcharge
Buying a second home or investment property adds a 5-percentage-point surcharge on top of the standard rate for every band, from the first pound.
Non-UK resident surcharge
Buyers who haven’t spent at least 183 days in the UK in the 12 months before completion pay a further 2% on top of whichever rates otherwise apply.
Selling as well as buying? Get a clear, honest read on your own sale timeline and pricing before you commit to a purchase.
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For residential property in England & Northern Ireland only. Scotland and Wales use separate tax regimes (LBTT and LTT).
Estimated Stamp Duty (SDLT)
£12,500
Effective rate: 2.78% of the purchase price
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0 |
| £125,000 – £250,000 | 2% | £2,500 |
| £250,000 – £925,000 | 5% | £10,000 |
Rates shown reflect the England & Northern Ireland SDLT thresholds confirmed by HMRC and effective from 1 April 2025, the last confirmed government change. The Chancellor can alter these thresholds at any Budget, so this tool is for guidance only. Always confirm the exact figure on gov.uk or with your solicitor before exchange of contracts.