Stamp Duty Calculator
Work out exactly how much Stamp Duty Land Tax (SDLT) you’ll owe on your next property purchase in England or Northern Ireland, using the current 2025/26 rates.
Calculate Your Stamp Duty
Enter the property price and tell us a bit about the purchase to instantly see your estimated Stamp Duty Land Tax bill and effective rate.
SDLT Estimator
Get a clear, band-by-band breakdown of your Stamp Duty bill.
How it Works
Understanding your Stamp Duty bill
Banded, Not Flat
SDLT is charged in bands, like Income Tax. You only pay the higher rate on the portion of the price that falls within each band.
Buyer Type Matters
First-time buyers get a reduced nil-rate band up to £300,000, while additional properties attract a flat 5% surcharge on every band.
Residency Surcharge
Non-UK resident buyers pay an extra 2% on top of any other applicable rate, including the additional property surcharge.
14-Day Deadline
Once you’ve completed your purchase, you (or your solicitor) must file an SDLT return and pay the tax within 14 days.
Current SDLT Rate Bands
Residential Stamp Duty Land Tax bands for England and Northern Ireland, effective from 1 April 2025.
| Purchase Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Stamp Duty FAQ
Answers to the most frequently asked questions about UK Stamp Duty Land Tax.
From 1 April 2025, standard SDLT rates for home movers in England and Northern Ireland are 0% up to £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% above £1,500,000.
First-time buyers pay 0% SDLT on the first £300,000 of a property and 5% on the portion between £300,001 and £500,000, provided the property costs £500,000 or less. If the property costs more than £500,000, first-time buyer relief does not apply and standard rates are charged on the full price.
Buying an additional residential property, such as a second home or buy-to-let, adds a 5% surcharge on top of the standard SDLT rates across every band, meaning rates of 5% up to £125,000, 7% up to £250,000, 10% up to £925,000, 15% up to £1,500,000, and 17% above that.
Yes, since 1 April 2021 non-UK residents buying residential property in England or Northern Ireland pay an additional 2% surcharge on top of any other applicable SDLT rates, including the additional property surcharge if it applies.