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Stamp Duty Calculator 2025/26

Free UK Stamp Duty (SDLT) calculator covering first-time buyers, replacement of main home, and additional property surcharge for 2025/26.

SDLT payable£12,500On a £450,000 purchase
  • Property price£450,000.00
  • 0% bandFirst £125,000£0.00
  • 2% band£125,000 × 2%£2,500.00
  • 5% band£200,000 × 5%£10,000.00
  • Total Stamp Duty Land TaxEffective rate: 2.78%£12,500.00

England & Northern Ireland only. Wales uses LTT; Scotland uses LBTT. From 1 April 2025: 0% nil-rate £125,000 (FTB £300,000), 2% band £125k–£250k. Additional property surcharge 5% (was 3% pre-31 Oct 2024).
How this is calculated

The maths, in plain English.

Stamp Duty Land Tax (SDLT) is a tiered property purchase tax in England and Northern Ireland. For 2025/26 (purchases completing on or after 1 April 2025) the standard residential bands are:

  • 0% — up to £125,000
  • 2% — £125,001 to £250,000
  • 5% — £250,001 to £925,000
  • 10% — £925,001 to £1,500,000
  • 12% — over £1,500,000

First-time buyer relief raises the 0% band to £300,000 and adds a 5% band to £500,000 — but only if your purchase is £500,000 or less.

Additional property surcharge adds 5% to every band if you'll own two or more residential properties at completion. This applies to buy-to-let and second homes (raised from 3% on 31 October 2024).

Switch to the 2024/25 calculator (in the year selector) if your completion date was on or before 31 March 2025 — those purchases use the older, more generous bands.

Common questions

4 questions we get asked.

If yours is not here, ring us. We answer in four rings on weekdays and write back the same day on emails.

01 Am I a 'first-time buyer' for SDLT?
You qualify if you (and any partner buying with you) have never owned a residential property anywhere in the world. From 1 April 2025 the relief applies when buying a property up to £500,000 — pay 0% on the first £300,000, 5% on £300,001–£500,000. Above £500,000 the relief disappears entirely.
02 What is the additional property surcharge?
If you're buying a property and you'll own two or more residential properties at completion, you pay a 5% surcharge on the entire price (raised from 3% on 31 Oct 2024). This catches buy-to-let purchases and second homes. It doesn't apply if you're replacing your main residence.
03 How is SDLT paid?
Within 14 days of completion, your solicitor files an SDLT1 return and pays HMRC. The cost is normally added to your purchase funds at exchange. We don't handle the conveyancing but we can review the SDLT calculation if you want a sanity check.
04 What about Wales and Scotland?
Different taxes entirely. Wales uses Land Transaction Tax (LTT) — different bands and rates. Scotland uses Land and Buildings Transaction Tax (LBTT) — different again. This calculator is for England and Northern Ireland only.
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