Overview
This Stamp Duty calculator works out the Stamp Duty Land Tax (SDLT) you'll pay when buying a home in England or Northern Ireland. Enter the purchase price and tick whether you're a first-time buyer or buying an additional property (a second home or buy-to-let), and we'll show your total SDLT, your effective rate and a band-by-band breakdown. SDLT is charged in slices — you only pay each rate on the part of the price within that band. First-time buyers get valuable relief, while additional properties carry a 5% surcharge on every band.
How it's calculated
SDLT is a banded tax. Each portion of the price within a band is taxed at that band's rate, and the parts are added together — so moving slightly over a threshold only affects the amount above it.
- Standard purchase: 0% up to £125,000, then 2%, 5%, 10% and 12% on higher slices.
- First-time buyer: 0% up to £300,000 and 5% on £300,001–£500,000 — but no relief if the price is over £500,000.
- Additional property: a 5% surcharge is added to every band.
SDLT = Σ (price within each band × that band’s rate)
The calculator picks the right band set automatically based on the first-time-buyer and additional-property options.
Worked example
Take a standard purchase (not a first-time buyer, main home) at £295,000:
| Up to £125,000 | £0 | 0% |
|---|---|---|
| £125,001 to £250,000 | − £2,500 | 2% on £125,000 |
| £250,001 to £295,000 | − £2,250 | 5% on £45,000 |
| Total Stamp Duty | £4,750 |
So a £295,000 home costs £4,750 in Stamp Duty — an effective rate of about 1.6%. A first-time buyer would pay £0 on the same purchase (relief covers everything up to £300,000).
Current rates & key facts
SDLT residential rates — England & Northern Ireland (from 1 April 2025)
| Portion of price | Standard | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1.5m | 10% | 15% |
| Above £1.5m | 12% | 17% |
First-time buyer relief: 0% up to £300,000 and 5% on £300,001–£500,000 (no relief above £500,000). Scotland (LBTT) and Wales (LTT) use separate systems.
Last updated 28 June 2026 · Source: GOV.UK — Stamp Duty Land Tax residential rates