Stamp Duty Calculator
Use our free Stamp Duty Land Tax calculator to work out how much tax you'll pay when buying a property in the UK. Updated for the 2024/25 tax year with first-time buyer relief and additional property surcharges.
+3% surcharge applies
+2% surcharge applies
Enter property details to calculate stamp duty
Understanding Stamp Duty Land Tax (SDLT)
Stamp Duty Land Tax is a significant cost when purchasing property in England and Northern Ireland. The amount you pay depends on the property price, whether it's your first home, and if you're buying an additional property.
2024/25 SDLT Rates for Residential Property
| Property Value | Standard Rate | First-Time Buyer Rate |
|---|---|---|
| Up to £250,000 | 0% | 0% (up to £425,000) |
| £250,001 to £925,000 | 5% | 5% (£425,001 to £625,000) |
| £925,001 to £1,500,000 | 10% | 10% |
| Over £1,500,000 | 12% | 12% |
Additional Surcharges
- Additional Property: +3% on all bands for second homes and buy-to-let properties
- Non-UK Residents: +2% on all bands for buyers who are not UK residents
These surcharges are cumulative, meaning a non-UK resident buying an additional property would pay an extra 5% on top of standard rates.
Calculation Methodology
This calculator uses official HMRC PAYE algorithms for 2026/27. Rates sourced directly from gov.uk. Reviewed by a qualified ICAEW-regulated accountant.
Official Sources
Important: Results are estimates based on standard HMRC rules. Your actual tax may differ based on your specific tax code, benefits, or HMRC adjustments. Always verify with your employer or a qualified accountant.
Frequently Asked Questions
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid when you buy a property or land over a certain price in England and Northern Ireland. The tax is calculated based on the purchase price and various factors like whether you're a first-time buyer or buying an additional property.
Do first-time buyers pay stamp duty?
First-time buyers benefit from relief on properties up to £625,000. You pay no stamp duty on the first £425,000 and 5% on the portion between £425,001 and £625,000. If the property costs more than £625,000, standard rates apply.
What is the additional property surcharge?
If you're buying an additional residential property (like a buy-to-let or second home), you pay an extra 3% on top of standard SDLT rates on properties costing more than £40,000.
When do I need to pay stamp duty?
You must pay SDLT within 14 days of completion. Your solicitor or conveyancer usually handles this on your behalf and submits a return to HMRC even if no tax is due.
Is stamp duty different in Scotland and Wales?
Yes. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). This calculator covers SDLT for England and Northern Ireland only.