Property & Mortgages
Calculate your Stamp Duty Land Tax (SDLT) for England & Northern Ireland. Covers standard rates, first-time buyer relief, and the additional-dwelling surcharge.
Scotland & Wales: Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds not covered here.
Stamp Duty (SDLT)
£8,750
Effective rate 2.06% · Total to pay £433,750
Standard residential rates (England & NI, from 1 April 2025)
| Band | Rate | Taxable Amount | Tax |
|---|---|---|---|
| £0 – £250,000 | 0% | £250,000 | £0 |
| £250,000 – £925,000 | 5% | £175,000 | £8,750 |
| £925,000 – £1,500,000 | 10% | £0 | £0 |
| Above £1,500,000 | 12% | £0 | £0 |
| Total | £425,000 | £8,750 | |
Stamp Duty Land Tax (SDLT) is a tiered tax on property purchases in England and Northern Ireland. Unlike income tax, the rates apply only to the portion of the price within each band, not to the whole price. A £350,000 purchase in 2026/27 pays 0% on the first £250,000 and 5% on the remaining £100,000, giving a total of £5,000, not 5% of £350,000.
First-time buyers pay no SDLT on the first £425,000 and 5% on the portion from £425,001 to £625,000. Above £625,000 the standard rates apply in full (the relief is withdrawn entirely). This makes the relief worth up to £8,750, but only if the purchase price is £625,000 or below.
Buying a second home or a buy-to-let property adds a 5% surcharge to every band (raised from 3% in October 2024). On a £300,000 second property this adds £15,000 to the bill. The surcharge can be reclaimed if you sell your previous main residence within three years of buying the new one.
Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both have different rates and thresholds from SDLT. This calculator covers England and Northern Ireland only.