Stamp Duty calculator (England & Northern Ireland)
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Work out Stamp Duty Land Tax (SDLT) on a home in England or Northern Ireland, band by band. It covers first-time buyer relief, the higher rates for additional properties and the surcharge for non-UK residents, and you can copy a link to your result.
- Stamp Duty to pay
- £6,250
- Effective rate
- 1.92%
- Price plus Stamp Duty
- £331,250
Worked out using: Standard residential rates.
| Part of the price | Amount taxed | Rate | Tax |
|---|---|---|---|
| £0 to £125,000 | £125,000 | 0% | £0.00 |
| £125,001 to £250,000 | £125,000 | 2% | £2,500.00 |
| £250,001 to £925,000 | £75,000 | 5% | £3,750.00 |
| Total SDLT | £6,250 | ||
England and Northern Ireland rates for completions from 1 April 2025. Your conveyancer normally files the return and pays within 14 days of completion. Buying in Wales or Scotland? Use the Land Transaction Tax calculator or the LBTT calculator — the tax depends on where the property is, not where you live.
Official rates & thresholds used
England and Northern Ireland · tax year 2026/27 · last verified . These figures match the parameters embedded in this calculator.
| Parameter | Value | Notes |
|---|---|---|
| SDLT band 1 | 0% on £0–£125,000 | — |
| SDLT band 2 | 2% on £125,001–£250,000 | — |
| SDLT band 3 | 5% on £250,001–£925,000 | — |
| SDLT band 4 | 10% on £925,001–£1,500,000 | — |
| SDLT band 5 | 12% on above £1,500,000 | — |
| First-time buyer relief band 1 | 0% on £0–£300,000 | — |
| First-time buyer relief band 2 | 5% on £300,001–£500,000 | — |
| First-time buyer relief price limit | £500,000 | No relief at all above this price. |
| Higher rates for additional properties | +5 percentage points on every band | From 31 October 2024; not charged below £40,000. |
| Non-UK resident surcharge | +2 percentage points on every band | Applies to relief rates too. |
| Return and payment deadline | 14 days after completion | — |
Primary sources: GOV.UK — Stamp Duty Land Tax: residential property rates; GOV.UK — SDLT reliefs for land or property transactions (first-time buyers); GOV.UK — SDLT: higher rates for purchases of additional residential properties; GOV.UK — Rates of SDLT for non-UK residents; GOV.UK — Pay Stamp Duty Land Tax. Always confirm live figures on gov.uk before acting.
How it works
- SDLT is charged in slices. Each part of the price is taxed at the rate for its band: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. For example, a £295,000 home costs £4,750 — the official GOV.UK example.
- First-time buyer relief charges 0% up to £300,000 and 5% from £300,001 to £500,000. Everyone buying must be a first-time buyer and intend to live there. Above £500,000 there is no relief at all and standard rates apply to the whole price.
- Buying an additional property — for example a second home or buy-to-let, keeping the home you own — adds 5 percentage points to every band (since 31 October 2024). Higher rates do not apply to a purchase under £40,000.
- Non-UK residents pay a further 2 percentage points on every band, including first-time buyer relief rates. For individuals, the test is whether you were in the UK for fewer than 183 days in the 12 months before the purchase.
Common questions
- Am I a first-time buyer for Stamp Duty?
- Only if you, and everyone buying with you, have never owned a residential property anywhere in the world — including one you inherited or were given — and you intend to live in the home you are buying.
- Do I pay the higher rates if I am replacing my main home?
- Not if you sold your previous main home before buying. If you buy first and sell later, you pay the higher rates on completion and can usually reclaim the extra if you sell the old home within 3 years.
- How much Stamp Duty is there on a £300,000 home?
- £5,000 for someone moving home, £0 for a first-time buyer and £20,000 for an additional property, at the rates in force since 1 April 2025. A non-UK resident pays £6,000 more.
- What about Scotland and Wales?
- Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, with their own bands and rules. Use the LBTT calculator or the Land Transaction Tax calculator instead.