UK Stamp Duty Calculator 2025
Free AI-powered calculator for SDLT (England), LBTT (Scotland) & LTT (Wales). Accurate calculations for first-time buyers, second homes, and buy-to-let properties.
Calculate Your Stamp Duty
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax (SDLT) is a property transaction tax charged on residential and commercial property purchases in England and Northern Ireland. When you buy a property above a certain threshold, you must pay stamp duty to HM Revenue and Customs (HMRC) within 14 days of completing the purchase. The tax is calculated on a progressive basis, meaning you pay different rates on different portions of the purchase price - similar to how income tax works.
Scotland and Wales have their own property taxes: Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales. While similar in structure, each has different rates and thresholds. Our calculator supports all three tax systems, helping you understand exactly what you'll pay regardless of where you're buying in the UK.
Current Stamp Duty Rates 2025
The following SDLT rates apply to residential property purchases in England and Northern Ireland. Note that first-time buyer relief thresholds are changing from April 2025 - check our first-time buyer calculator for details.
Standard Rates
| Band | Rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5m | 10% |
| Over £1.5m | 12% |
Main residence purchases
First-Time Buyer
| Band | Rate |
|---|---|
| Up to £425,000 | 0% |
| £425,001 to £625,000 | 5% |
Properties up to £625,000
Additional Property (+5%)
| Band | Rate |
|---|---|
| Up to £250,000 | 5% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1.5m | 15% |
| Over £1.5m | 17% |
Second homes & buy-to-lets
October 2024 & April 2025 Rate Changes
From October 2024, the additional property surcharge increased from 3% to 5%. This affects second homes, buy-to-let properties, and any purchase where you already own another residential property.
From April 2025, first-time buyer thresholds will change. The nil-rate band reduces from £425,000 to £300,000, and the maximum property value for relief drops from £625,000 to £500,000.
Stamp Duty Calculator Examples 2025
Quick reference table showing stamp duty payable at common property prices. These calculations are for properties in England. Use our calculator above for precise amounts based on your specific situation.
| Property Price | Standard Rate | First-Time Buyer | Additional Property |
|---|---|---|---|
| £250,000 | £0 | £0 | £12,500 |
| £300,000 | £2,500 | £0 | £17,500 |
| £400,000 | £7,500 | £0 | £27,500 |
| £500,000 | £12,500 | £3,750 | £37,500 |
| £625,000 | £18,750 | £10,000 | £50,000 |
| £750,000 | £25,000 | £25,000 | £62,500 |
| £1,000,000 | £41,250 | £41,250 | £91,250 |
* First-time buyer rates only apply to properties up to £625,000. Above this, standard rates apply.
First-Time Buyer Stamp Duty Calculator
First-time buyers in England benefit from generous stamp duty relief. If you've never owned property before (anywhere in the world), you may be eligible for reduced or zero stamp duty on your first home purchase.
Current FTB Relief (Until April 2025)
- 0% on the first £425,000
- 5% from £425,001 to £625,000
- Max property price: £625,000
New FTB Relief (From April 2025)
- 0% on the first £300,000
- 5% from £300,001 to £500,000
- Max property price: £500,000
Second Home Stamp Duty Calculator
5% Surcharge Applies
Since October 2024, buying a second home or additional property incurs a 5% surcharge on top of standard SDLT rates. This increased from the previous 3% rate.
When Does the Surcharge Apply?
- You already own a residential property (anywhere in the world)
- Buying a second home, holiday home, or investment property
- Purchasing buy-to-let property
- Buying before selling your current home (refund possible within 3 years)
Calculation Breakdown
England & NI (SDLT) • Standard Rate
Property Price
£400,000
Up to £250,000
on £250,000
£0
£250,001 to £925,000
on £150,000
£7,500
Total Tax Due
£7,500
Effective rate: 1.88%
Calculation Breakdown
England & NI (SDLT) • Additional Property
Property Price
£400,000
Up to £250,000
on £250,000
£7,500
£250,001 to £925,000
on £150,000
£12,000
Additional Property Surcharge
+£20,000
Total Tax Due
£19,500
Effective rate: 4.88%
Buy-to-Let Stamp Duty Calculator
Buy-to-let properties are subject to the same 5% additional property surcharge as second homes. This applies whether you're an individual landlord or purchasing through a limited company. The increased stamp duty is a significant cost to factor into your investment calculations.
Personal Purchase
- • Standard SDLT rates + 5% surcharge
- • Rental income taxed at your marginal rate
- • Limited mortgage interest relief
- • Capital gains tax on sale (up to 28%)
Company Purchase (SPV)
- • Same SDLT rates apply (+ 5% surcharge)
- • Full mortgage interest relief
- • Corporation tax on profits (25%)
- • 15% SDLT on properties over £500k in some cases
UK Regional Stamp Duty Comparison
The UK has three different property tax systems. England and Northern Ireland use SDLT (Stamp Duty Land Tax), Scotland uses LBTT (Land and Buildings Transaction Tax), and Wales uses LTT (Land Transaction Tax). Each has different rates and thresholds.
Stamp Duty Comparison by Region
Property price: £400,000
| Region | Standard | FTB | Additional |
|---|---|---|---|
| England | £7,500 | £7,500 | £19,500 |
| Scotland | £13,350 | £12,750 | £37,350 |
| Wales | £10,500 | £10,500 | £25,950 |
England & NI (SDLT)
- • Nil rate: £250,000
- • FTB nil rate: £425,000
- • Additional surcharge: 5%
Scotland (LBTT)
- • Nil rate: £145,000
- • FTB nil rate: £175,000
- • Additional surcharge: 6% (ADS)
London Stamp Duty Calculator
While stamp duty rates are the same across England, London's higher property prices mean buyers typically pay significantly more in absolute terms. The average London property price is around £530,000 - well above the UK average of £290,000.
Typical London Stamp Duty by Area
Zone 1-2
£750,000
SDLT: £25,000
Zone 3-4
£550,000
SDLT: £15,000
Zone 5-6
£450,000
SDLT: £10,000
Greater London
£350,000
SDLT: £5,000
All Stamp Duty Calculators
First-Time Buyer
Calculate FTB relief savings
Second Home
Additional property surcharge
Buy-to-Let
Landlord & investor calculator
Scotland LBTT
Land & Buildings Transaction Tax
Wales LTT
Land Transaction Tax
London Calculator
London property examples
Commercial Property
Non-residential SDLT rates
Holiday Let
Short-term rental properties
Refund Calculator
Claim back overpaid SDLT
Stamp Duty FAQ
What is stamp duty?
How much stamp duty will I pay on a £300,000 house?
How much stamp duty will I pay on a £400,000 house?
How much stamp duty will I pay on a £500,000 house?
Do first-time buyers pay stamp duty?
What is the additional property surcharge?
When do I pay stamp duty?
Can I get a stamp duty refund?
What's the difference between SDLT, LBTT, and LTT?
Is stamp duty different in London?
Official & Authoritative Resources
For official guidance and comprehensive information, we recommend these authoritative sources:
BBC News - Stamp Duty GuideBBC
BBC explanation of how stamp duty works in the UK
Wikipedia - Stamp Duty UKWikipedia
Comprehensive history and overview of UK stamp duty
HMRC - Official SDLT GuideGOV.UK
Official government guidance on Stamp Duty Land Tax
Current SDLT RatesGOV.UK
Official HMRC stamp duty rates for residential property
First-Time Buyer ReliefGOV.UK
HMRC guidance on first-time buyer stamp duty relief
Additional Property RatesGOV.UK
5% surcharge guidance for second homes and buy-to-lets
Revenue Scotland - LBTTGOV.SCOT
Official LBTT information for Scottish properties
Welsh Revenue Authority - LTTGOV.WALES
Official Land Transaction Tax guide for Wales
How Stamp Duty is Calculated
Stamp Duty Land Tax works on a tiered or "slice" system. You don't pay a single rate on the entire purchase price. Instead, you pay different rates on different portions of the property value. This is similar to how income tax bands work.
Example: £500,000 Property (Standard Rate)
This progressive system means the effective tax rate increases with property value, but even expensive properties benefit from the lower rates on the initial portion. A £1 million property pays 0% on the first £250,000 and 5% on the next £675,000, not 10% on everything.
Related Property Calculators
Planning your property purchase? These calculators can help you understand the full costs:
Disclaimer
This stamp duty calculator provides estimates based on current SDLT, LBTT, and LTT rates and thresholds. While we strive to keep information accurate and up-to-date, tax rules can change. This calculator is for guidance only and should not be considered professional tax advice. Always consult with a qualified solicitor, conveyancer, or tax professional for official guidance on your specific situation.
Last updated: January 2025. Rates verified against official HMRC, Revenue Scotland, and Welsh Revenue Authority sources.