UK Stamp Duty Calculator 2025 — SDLT Land Tax

From April 2025, the standard residential property stamp duty rates in England are: 0% on the first £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5m, and 12% above £1.5m. You'll pay each rate only on the slice of the price in that band, not on the full amount.

On a £300,000 standard purchase, you'll pay £5,000 in stamp duty: 0% on the first £125,000 = £0, 2% on £125,001–£250,000 = £2,500, 5% on £250,001–£300,000 = £2,500. Total: £5,000. As a first-time buyer, you'll pay £0 on the same property because the nil-rate threshold is £300,000.

On a £400,000 standard purchase, you'll pay £10,000: 0% on £0–£125,000, 2% on £125,001–£250,000 (£2,500), 5% on £250,001–£400,000 (£7,500). As a first-time buyer, you'll pay £5,000 (5% on the £100,000 above the £300,000 threshold). As an additional property buyer, you'll pay £30,000 (standard rates plus 5% surcharge on the full price).

From 1 April 2025, the stamp duty holiday ended and thresholds returned to pre-2022 levels. For standard buyers, the nil-rate threshold dropped from £250,000 back to £125,000. For first-time buyers, the nil-rate threshold fell from £425,000 to £300,000, and the maximum property value eligible for first-time buyer relief dropped from £625,000 to £500,000. The additional property surcharge also increased from 3% to 5%.

An SDLT calculator (Stamp Duty Land Tax calculator) works out how much you'll pay in stamp duty on a property or land purchase. You enter the purchase price and buyer type, and the calculator applies the current SDLT band rates to each slice of the price automatically. This is more accurate than applying a single percentage to the full price, which is a common mistake. Our free SDLT calculator is updated for April 2025 rates.

Residential property stamp duty is calculated by applying different rates to each portion of the purchase price that falls within each tax band — similar to how income tax bands work. For a £500,000 standard purchase: 0% on the first £125,000 (£0), 2% on £125,001–£250,000 (£2,500), 5% on £250,001–£500,000 (£12,500). Total residential property stamp duty: £15,000. You never pay the higher rate on the whole amount.

Yes. Second homes and buy-to-let properties attract a 5% surcharge (from April 2025, increased from 3%) on top of standard SDLT rates. This applies from the first pound. On a £200,000 second home, you'll pay £11,500: standard stamp duty of £1,500 plus the 5% surcharge of £10,000.

Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both with different rates and thresholds to SDLT. This stamp duty land tax calculator covers England and Northern Ireland only. If you're buying in Scotland or Wales, use the respective LBTT or LTT calculators from their revenue authorities.