UK Stamp Duty Calculator 2025/26
Calculate exactly how much SDLT you’ll pay on your property purchase. Updated for April 2025 rates.
This calculator provides estimates for Stamp Duty Land Tax in England and Northern Ireland only. Figures are for informational purposes and should not be considered legal or financial advice. Always verify with HMRC or a qualified solicitor before making property decisions. Rates effective from 1 April 2025.
How UK Stamp Duty Works in 2025/26
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland costing more than £125,000. It works like income tax — you only pay the rate on the portion of the price within each band, not on the total price. Scotland and Wales have their own equivalents (LBTT and LTT respectively).
Stamp Duty Rates Since April 2025
Stamp duty thresholds changed significantly on 1 April 2025, when the temporary higher thresholds introduced in September 2022 came to an end. If you bought a property before that date, you were subject to the old rates. Purchases completing from 1 April 2025 onwards use the current rates reflected in this calculator.
What changed for standard buyers
The nil-rate threshold — the amount below which no stamp duty is payable — dropped from £250,000 back to £125,000. This means most buyers purchasing between £125,000 and £250,000 now pay stamp duty where they previously paid nothing. For a property at £250,000, that’s an extra £2,500 compared to the pre-April rates.
What changed for first-time buyers
First-time buyers were most significantly affected. The nil-rate threshold for first-time buyer relief fell from £425,000 to £300,000, and the maximum property price eligible for first-time buyer relief dropped from £625,000 to £500,000. A first-time buyer purchasing a £400,000 property now pays £5,000 in stamp duty — where previously they would have paid nothing.
What changed for additional property purchases
Buyers of second homes and buy-to-let properties pay a 5% surcharge on top of standard rates on the full purchase price from the first pound — this surcharge increased from 3% to 5% in October 2024 and remains at 5%.
Scotland and Wales
These changes apply to England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with their own separate rates and thresholds.
Current SDLT Rates (from 1 April 2025)
Standard Residential Rates (Moving Home)
| Band | Rate | Additional Property (+5%) |
|---|---|---|
| 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% |
| Over £1,500,000 | 12% | 17% |
First-Time Buyer Rates
| Band | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Over £500,000 | Standard rates apply (no relief) |
Non-UK Residents: An additional 2% surcharge applies on top of all rates.
What Changed in April 2025?
The temporary higher thresholds introduced in September 2022 ended on 31 March 2025. This means:
- The nil-rate band dropped from £250,000 back to £125,000 for standard buyers
- The first-time buyer nil-rate band dropped from £425,000 to £300,000
- The maximum property price eligible for first-time buyer relief fell from £625,000 to £500,000
- The surcharge for additional properties increased from 3% to 5% following the Autumn Budget in October 2024
Worked Examples
Example 1
Buying a £350,000 home (moving home)
- First £125,000 at 0% = £0
- Next £125,000 (£125k–£250k) at 2% = £2,500
- Next £100,000 (£250k–£350k) at 5% = £5,000
- Total SDLT = £7,500 (effective rate: 2.14%)
Example 2
First-time buyer purchasing a £400,000 home
- First £300,000 at 0% = £0
- Next £100,000 (£300k–£400k) at 5% = £5,000
- Total SDLT = £5,000 (effective rate: 1.25%)
Example 3
Buying a £300,000 buy-to-let property
- First £125,000 at 5% = £6,250
- Next £125,000 (£125k–£250k) at 7% = £8,750
- Next £50,000 (£250k–£300k) at 10% = £5,000
- Total SDLT = £20,000 (effective rate: 6.67%)
Common Mistakes to Avoid
- Assuming the rate applies to the whole price. SDLT is banded — you only pay each rate on the portion within that band, not on the full purchase price.
- Forgetting the additional property surcharge. If you own any residential property worth £40,000+ anywhere in the world, the 5% surcharge kicks in — even inherited properties can count.
- Missing the 14-day deadline. You must file your SDLT return and pay within 14 days of completion. Late payment incurs penalties and interest at 8%.
- Not claiming the replacement residence refund. If you’re buying a new main home before selling your old one, you’ll pay the higher rate initially but can reclaim the 5% surcharge within 3 years of selling.
Once you know your stamp duty bill, use the mortgage calculator to work out your monthly repayments.
If you’re purchasing as an investment, the buy-to-let yield calculator will show whether the numbers stack up.
Frequently Asked Questions
- Do first-time buyers pay stamp duty?
Yes, but you benefit from a higher zero-rate threshold of £300,000. For properties between £300,001 and £500,000, you pay 5% on the portion above £300,000. If the property costs more than £500,000, first-time buyer relief is not available and you pay standard rates.
- When do I need to pay stamp duty?
You must file an SDLT return and pay the tax within 14 days of completion. Your solicitor or conveyancer usually handles this as part of the buying process. Late payment can incur penalties and interest at 8%.
- Does stamp duty apply in Scotland and Wales?
No — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds. This calculator covers England and Northern Ireland only.
- What counts as an ‘additional property’?
If you own any other residential property worth £40,000+ anywhere in the world when you complete your purchase, the 5% surcharge applies. This includes buy-to-let investments and second homes. If you’re replacing your main residence and sell the previous one within 3 years, you can claim a refund.
- Are there any stamp duty changes expected in 2026?
As of February 2026, no further changes to SDLT rates or thresholds have been announced. The current rates from April 2025 remain in effect.