Calculate the Stamp Duty Land Tax (SDLT) on your property purchase. Updated for the rates effective from 1 April 2025, including first-time buyer relief.
Quick select
Stamp Duty to pay
Effective rate: 1.67% on a £300,000 property
| Band | Rate | Tax |
|---|---|---|
| £0 - £125,000 | 0% | £0.00 |
| £125,000 - £250,000 | 2% | £2,500.00 |
| £250,000 - £300,000 | 5% | £2,500.00 |
| Total | £5,000.00 |
These rates apply to residential property purchases in England and Northern Ireland.
Stamp Duty Land Tax (SDLT) is a progressive tax, meaning you only pay each rate on the portion of the property price that falls within that band. For example, if you buy a property for £300,000 as a standard purchase, you pay 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £50,000.
The rates changed significantly on 1 April 2025, when the temporary higher thresholds introduced during the pandemic were removed. The nil-rate band for standard purchases returned from £250,000 to £125,000, and the first-time buyer threshold dropped from £425,000 to £300,000.
Additional property surcharge increased to 5%
Since 31 October 2024, the surcharge for additional residential properties increased from 3% to 5%. This applies if you already own a residential property and are buying another one, whether as a second home, holiday let, or buy-to-let investment. The surcharge is added on top of the standard rates for each band. You may be able to claim a refund if you sell your previous main residence within three years.
£125,000
Standard nil-rate band
£300,000
First-time buyer nil-rate band
5%
Additional property surcharge
First-time buyer relief: If you are purchasing a property for £500,000 or less, you pay no SDLT on the first £300,000 and 5% on any amount between £300,001 and £500,000. If the property costs more than £500,000, the relief does not apply and you pay standard rates on the full price. Both purchasers must be first-time buyers to qualify.
Planning a property purchase? Use our Mortgage Calculator to estimate your monthly repayments, or the Buy-to-Let Mortgage Calculator if you are considering an investment property. For salary planning, try the Take-Home Pay Calculator.
How to use this Calculator Site tool
Enter the property price above and select your buyer type (standard, first-time buyer, or additional property). The calculator instantly shows your total SDLT bill with a band-by-band breakdown. Toggle between buyer types to compare how much stamp duty you would pay in each scenario. All Calculator Site tools are free to use and updated with the latest HMRC rates. For the latest official rates, visit GOV.UK Stamp Duty guide.
Take-Home Pay Calculator
Calculate your net salary after income tax and National Insurance deductions for...
PAYE Tax and NI Calculator
Work out your PAYE income tax and National Insurance contributions for the 2026/...
VAT Calculator
Add or remove VAT at 20% instantly. Calculate the net, VAT, and gross amounts fo...
Dividend Tax Calculator
Calculate the tax you owe on dividend income for the 2026/27 UK tax year.
Inheritance Tax Calculator
Estimate the inheritance tax liability on an estate, including nil-rate band and...
Capital Gains Tax Calculator
Calculate capital gains tax on the sale of assets, shares, or property for the 2...
We use cookies to ensure the website works properly and to help us understand how it is used. You can accept all cookies, reject non-essential ones, or manage your preferences. Read our Privacy Policy for full details.