Moving Home (Standard Rate)
First-Time Buyer
Additional Property (Buy-to-Let / Second Home)
Total Stamp Duty Due:
£0
Effective Tax Rate: 0%
function calculateSDLT() {
var price = parseFloat(document.getElementById('propertyPrice').value);
var status = document.getElementById('buyerStatus').value;
var totalTax = 0;
var resultDiv = document.getElementById('sdltResultBox');
var breakdownDiv = document.getElementById('breakdown');
var breakdownHtml = "Calculation Breakdown:";
if (isNaN(price) || price < 0) {
alert("Please enter a valid property price.");
return;
}
resultDiv.style.display = 'block';
// First-Time Buyer Relief Logic (Only for properties up to £625k)
if (status === 'firstTime') {
if (price 425000) {
totalTax = (price – 425000) * 0.05;
breakdownHtml += "£0 – £425,000: 0% (First-time buyer relief)";
breakdownHtml += "£425,001 – £" + price.toLocaleString() + ": 5% (£" + totalTax.toLocaleString() + ")";
} else {
totalTax = 0;
breakdownHtml += "£0 – £" + price.toLocaleString() + ": 0% (Full first-time buyer relief)";
}
} else {
// Over £625k, standard rates apply to FTBs
status = 'standard';
breakdownHtml += "Property price over £625k: Standard rates apply.";
}
}
// Standard or Additional Calculation
if (status === 'standard' || status === 'additional') {
var slices = [
{ limit: 250000, rate: 0 },
{ limit: 925000, rate: 0.05 },
{ limit: 1500000, rate: 0.10 },
{ limit: Infinity, rate: 0.12 }
];
var remainingPrice = price;
var previousLimit = 0;
for (var i = 0; i 0) {
var taxableInSlice = Math.min(remainingPrice, sliceWidth);
var taxInSlice = taxableInSlice * sliceRate;
totalTax += taxInSlice;
if (taxInSlice > 0 || sliceRate === 0) {
var rangeText = sliceLimit === Infinity ? "Over £1.5m" : "£" + (previousLimit/1000).toFixed(0) + "k – £" + (sliceLimit/1000).toFixed(0) + "k";
breakdownHtml += rangeText + ": " + (sliceRate * 100).toFixed(0) + "% (£" + taxInSlice.toLocaleString() + ")";
}
remainingPrice -= taxableInSlice;
previousLimit = sliceLimit;
}
}
}
// 3% Surcharge for Additional Property
if (status === 'additional') {
var surcharge = 0;
if (price >= 40000) {
surcharge = price * 0.03;
totalTax += surcharge;
breakdownHtml += "3% Additional Property Surcharge: £" + surcharge.toLocaleString() + "";
}
}
var effectiveRate = (totalTax / price) * 100;
document.getElementById('totalTax').innerText = "£" + totalTax.toLocaleString(undefined, {minimumFractionDigits: 0, maximumFractionDigits: 0});
document.getElementById('effectiveRate').innerText = effectiveRate.toFixed(2);
breakdownDiv.innerHTML = breakdownHtml;
}
Understanding the New Stamp Duty Rates in the UK
Stamp Duty Land Tax (SDLT) is a progressive tax paid when you purchase property or land over a certain price threshold in England and Northern Ireland. Following recent legislative updates, the thresholds have significantly changed, providing relief for many home movers and first-time buyers.
Current SDLT Thresholds 2024
As of the current 2024 tax year, the standard residential rates for those who have previously owned a home and are moving to a new primary residence are as follows:
Property Price Portion
Standard Rate
Up to £250,000
0%
£250,001 to £925,000
5%
£925,001 to £1,500,000
10%
Over £1,500,000
12%
First-Time Buyer Relief
If you are a first-time buyer, you are eligible for special relief that increases the 0% threshold. You pay 0% Stamp Duty on properties priced up to £425,000. For properties priced between £425,001 and £625,000, you pay 5% on that portion. However, if the purchase price exceeds £625,000, you cannot claim first-time buyer relief and must pay the standard rates on the entire amount.
Example Calculations
Standard Move at £350,000: You pay 0% on the first £250,000 and 5% on the remaining £100,000. Total SDLT = £5,000.
First-Time Buyer at £450,000: You pay 0% on the first £425,000 and 5% on the remaining £25,000. Total SDLT = £1,250.
Additional Property at £300,000: You pay the 3% surcharge on the whole price (£9,000) plus the standard rate of 5% on the £50,000 above the £250k threshold (£2,500). Total SDLT = £11,500.
The 3% Surcharge for Second Homes
If you are purchasing a "buy-to-let" investment or a second home (and you already own a residential property), you will generally have to pay an additional 3% on top of the standard SDLT rates. This surcharge applies to the total purchase price if the property is valued at £40,000 or more.
Note: Stamp Duty rules differ in Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax). This calculator specifically covers the SDLT rates used in England and Northern Ireland.