Precision Utility
UK Stamp Duty
Calculator
Tax Year
2025/26
FTB Threshold
£300,000
Work out how much Stamp Duty Land Tax (SDLT) you owe on a property purchase in England or Northern Ireland. Enter the property price and select your buyer type to see an instant breakdown. The calculator uses the April 2025 SDLT bands for standard buyers, first-time buyers and additional property purchases, so you can budget with confidence before you complete.
Property Details
Total SDLT Due
£0
Effective Rate
0.0%
Property Price
£350,000
Total SDLT
£0
Effective Rate
0.0%
Property Price
£350,000
Buyer Type
Standard
How the stamp duty calculator works
Enter the full purchase price of the property you are buying in England or Northern Ireland. The calculator applies the correct SDLT bands automatically based on the price you enter.
Next, select your buyer type. Standard rates apply to most purchases. If you are a first-time buyer purchasing a property up to £500,000, select "First-Time Buyer" to see the reduced rates. If you already own a property and are buying an additional one (a second home or buy-to-let), select "Additional Property" to include the 5% surcharge.
Hit calculate and you will see the total stamp duty due, the effective tax rate as a percentage of the purchase price, and a full band-by-band breakdown showing exactly how the tax is split across each threshold.
Stamp duty is a one-off cost paid on completion. Your solicitor will normally submit the SDLT return and arrange payment to HMRC within 14 days of the transaction completing.
UK stamp duty rates from April 2025
From 1 April 2025, SDLT thresholds reverted to their pre-September 2022 levels. The rates below apply to residential property purchases in England and Northern Ireland.
Standard rates
- 0% on the first £125,000
- 2% from £125,001 to £250,000
- 5% from £250,001 to £925,000
- 10% from £925,001 to £1,500,000
- 12% above £1,500,000
First-time buyer rates (properties up to £500,000)
- 0% on the first £300,000
- 5% from £300,001 to £500,000
- Standard rates apply if the price exceeds £500,000
Additional property rates (second homes, buy-to-let)
- 5% surcharge added to every standard band
- 5% on the first £125,000
- 7% from £125,001 to £250,000
- 10% from £250,001 to £925,000
- 15% from £925,001 to £1,500,000
- 17% above £1,500,000
Frequently asked questions
How much stamp duty will I pay in 2025?
The amount depends on the property price and your buyer type. From April 2025, standard buyers pay 0% on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. Enter your property price above to get an instant calculation.
Do first-time buyers get stamp duty relief?
Yes. From April 2025, first-time buyers pay no SDLT on the first £300,000 of a property priced up to £500,000. Above £300,000 (up to £500,000) the rate is 5%. If the property costs more than £500,000, first-time buyer relief does not apply and standard rates are used.
What is the additional property surcharge?
If you already own a property and are buying an additional one (such as a buy-to-let or second home), you pay a 5% surcharge on top of the standard SDLT rates. This applies to the full purchase price from the first pound.
When do I need to pay stamp duty?
Stamp duty must be paid within 14 days of completion. Your solicitor or conveyancer will normally handle the SDLT return and payment on your behalf as part of the conveyancing process.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different bands and rates. This calculator covers England and Northern Ireland SDLT only.
Can I add stamp duty to my mortgage?
Some lenders will allow you to add stamp duty to your mortgage, but this increases your loan amount, your LTV ratio and the total interest you pay. It also means you are paying interest on the tax for the full mortgage term. Most advisers recommend paying it separately if possible.
What changed with stamp duty in April 2025?
From 1 April 2025, the nil-rate threshold for standard buyers dropped from £250,000 back to £125,000. The first-time buyer nil-rate threshold dropped from £425,000 to £300,000 and the FTB price cap fell from £625,000 to £500,000. The additional property surcharge also increased from 3% to 5%.