🏷️Stamp Duty Calculator
How Much Stamp Duty Will You Pay?
SDLT rates for England & Northern Ireland from 1 April 2025. First-time buyer relief and additional property surcharge included.
Buyer type
Property purchase price
England & Northern Ireland
£350,000
£50,000£2,000,000
Stamp Duty (SDLT) Due
£7,500
Effective rate
2.14%
Total cost incl. SDLT
£357,500
How it's calculated
Band
Rate
Taxable
Tax
£0 – £125,0000%£125,000£0
£125,000 – £250,0002%£125,000£2,500
£250,000 – £350,0005%£100,000£5,000
Total£7,500
2025/26 SDLT rates — England & Northern Ireland
| Band | Standard | First-time buyer | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £425,000 | 5% | 5% | 10% |
| £425,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | Standard | 10% |
| £925,001 – £1,500,000 | 10% | Standard | 15% |
| Over £1,500,000 | 12% | Standard | 17% |
First-time buyer relief: 0% up to £300,000, then 5% on the portion from £300,001–£500,000. No relief on properties above £500,000. Additional property surcharge of +5% applies from 31 October 2024.
Buying in Scotland or Wales?
Scotland uses Land and Buildings Transaction Tax (LBTT) — different rates and bands apply.
Wales uses Land Transaction Tax (LTT) — again with its own rate structure.
This calculator covers England & Northern Ireland only.
Wales uses Land Transaction Tax (LTT) — again with its own rate structure.
This calculator covers England & Northern Ireland only.
Key points to know
• Stamp duty must be paid within 14 days of completing your purchase — your solicitor usually handles this.
• The nil-rate threshold reverted to £125,000 from 1 April 2025 — the threshold temporarily rose to £250,000 during Sept 2022–March 2025.
• Stamp duty is not refundable if the purchase falls through after completion.