Stamp Duty Calculator

Calculate Stamp Duty Land Tax (SDLT) for England and Northern Ireland. Includes first-time buyer relief and additional property surcharge (2024/25 rates).

Enter the full purchase price of the property

SDLT applies to England & NI. Different taxes apply elsewhere.

Relief available on properties up to £625,000 (2024/25)

3% surcharge applies on top of standard rates

Additional 2% surcharge for non-residents (from April 2021)

Your Stamp Duty Estimate

Standard Rates
Stamp Duty Due £0.00 Amount payable to HMRC
First-Time Buyer Relief £0.00 Saved vs standard rates
Total Purchase Cost £0.00 Property + stamp duty
Effective Rate 0.0% As % of property price

Summary

For a £0 property as a first-time buyer, you will pay £0 in Stamp Duty at 0% effective rate. Total cost including tax: £0.

What Is Stamp Duty?

Stamp Duty Land Tax (SDLT) is a tax paid when purchasing property or land in England and Northern Ireland. It’s charged on a sliding scale based on the purchase price – higher prices mean higher rates.

For the 2024/25 tax year, the standard nil-rate threshold is £250,000. First-time buyers benefit from a higher threshold of £425,000.

Band (Standard) Rate
£0 – £250,000 0%
£250,001 – £925,000 5%
£925,001 – £1,500,000 10%
Above £1,500,000 12%

First-Time Buyer Relief

First-time buyers pay no Stamp Duty on the first £425,000 of properties up to £625,000. Above £625,000, no relief is available.

  • Property ≤ £425,000: Pay £0 stamp duty
  • Property £425,001 – £625,000: Pay 5% on amount above £425,000
  • Property > £625,000: No relief available, standard rates apply
  • Definition: Someone who has never owned an interest in any residential property worldwide

Additional Property Surcharge

If you’re buying an additional residential property (second home or buy-to-let), you must pay an extra 3% on top of the standard rates.

  • Applies to: Second homes, buy-to-lets, holiday homes
  • Does not apply to: Main residences, commercial property, land without buildings
  • You can reclaim: If you sell your main residence within 3 years of buying the additional property
  • Spouses/civil partners: Counted jointly – owning property anywhere means surcharge applies

Non-Resident Surcharge

From April 2021, non-UK residents pay an additional 2% surcharge on residential property purchases in England and Northern Ireland.

  • Who counts as non-resident: Anyone spending less than 183 days in the UK during the 12-month period before purchase
  • Can stack: Non-resident surcharge adds to the additional property surcharge if both apply
  • Refund available: If you become UK resident within 2 years of purchase

Scotland & Wales

Different taxes apply in Scotland and Wales with their own thresholds and rates:

  • Scotland: Land and Buildings Transaction Tax (LBTT) – different bands and rates
  • Wales: Land Transaction Tax (LTT) – different bands and rates
  • England & Northern Ireland: Stamp Duty Land Tax (SDLT) – calculated by this tool

This calculator provides SDLT estimates for England and Northern Ireland only.

Important Disclaimer

This calculator provides estimates only. Your actual stamp duty may differ due to:

  • Leasehold properties (may include premium calculations)
  • Multiple property purchases (multiplicity rules)
  • Connected persons transactions
  • Changes to tax legislation
  • Specific reliefs (e.g., multiple dwellings relief)
  • Date of completion vs contract exchange

Always consult a qualified conveyancer or tax advisor for formal advice on your specific transaction.

Planning Tips

  • Consider leasehold costs: Ground rent and service charges affect overall affordability
  • Time your purchase: Stamp duty holidays or changes can save thousands
  • Sell before buying: Avoid additional property surcharge by selling main residence first
  • Check eligibility: Confirm first-time buyer status carefully – previous ownership anywhere counts
  • Budget properly: Include stamp duty in your moving costs (can be 10%+ of property price)

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