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Stamp Duty Calculator (SDLT)

Calculate the Stamp Duty Land Tax (SDLT) due on a residential property purchase in England or Northern Ireland. Includes first-time buyer relief and the 5% additional dwelling surcharge. Rates updated for April 2025.

UK rates for the 2026/27 tax year · last checked against GOV.UK on

How it's calculated

Standard bands (from 1 April 2025): 0% up to £125k, 2% on £125k–£250k, 5% on £250k–£925k, 10% on £925k–£1.5m, 12% above £1.5m. FTB relief: 0% to £300k, 5% on £300k–£500k (properties up to £500k only). Additional dwelling: +5% on each band.

Rates and sources

This calculator uses UK rates for the 2026/27 tax year, last checked against GOV.UK on .

Stamp Duty Land Tax residential property rates — official guidance:

Rates change, usually at the start of a tax year in April. Always confirm against GOV.UK before relying on a figure for a filing or a financial decision.

Frequently Asked Questions

What are the SDLT rates from April 2025?
Standard residential SDLT is charged in bands: 0% up to £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1,500,000, and 12% above £1,500,000. Each rate applies only to the slice of the price inside that band, not to the whole purchase. Worked example: on a £295,000 home you pay nothing on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £45,000 (£2,250) — £4,750 in total. The temporary nil-rate threshold of £250,000, introduced in September 2022, reverted on 1 April 2025.
Who qualifies for first-time buyer stamp duty relief?
First-time buyers pay 0% on the first £300,000 and 5% on anything from £300,001 to £500,000. The relief disappears entirely above £500,000 — buy at £500,001 and you pay standard rates on the whole price. Worked example: a first-time buyer purchasing at £350,000 pays nothing on the first £300,000 and 5% on the remaining £50,000, giving £2,500. A non-first-time buyer at the same price would pay £7,500, so the relief is worth £5,000. These thresholds reverted from the temporary £425,000 and £625,000 levels on 1 April 2025.
What is the additional dwelling surcharge?
An extra 5% is added to every SDLT band when you buy an additional residential property, such as a buy-to-let or second home. It applies from the first pound, including the band that would normally be 0%. Worked example: the same £295,000 home that costs a standard buyer £4,750 costs an additional-property buyer £19,500 — 5% on the first £125,000, 7% on the next £125,000, and 10% on the remaining £45,000. The surcharge rose from 3% to 5% on 31 October 2024.